HomeMy WebLinkAbout2008-11-03 HPC Packet - Part 2 - Draft Comp Plan
Council and Commission Review Draft
City of Stillwater
2008 Comprehensive Plan Update
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CITY OF STILLWATER
2030 COMPREHENSIVE PLAN UPDATE
Council and Commission Review Draft
City of Stillwater
2008 Comprehensive Plan Update
Historical Resources
3rd Draft
October 16, 2008
Chapter - Historical Resources
Introduction
The abundance of historic resources is a vital component of Stillwater's character. The
preservation, protection and use of historic properties is a public necessity due to their importance
to the city's history, character and legacy. The city has worked over the past several years to
record this valuable history. During the course of public visioning and goal setting, the public and
city restated goals and objectives from the 1995 plan with updated program and implementation
efforts to continue the work of preservation and public education towards this critical effort.
Goals:
Goal 1 : Safeguard the heritage of the city by preserving historic pr9perties which reflect Stillwater's
cultural, social, economic, political, visual, aesthetic or architectural history.
Goal 2: Protect and enhance the city's appeal and attraction to residents, visitors and tourists,
using historic properties as a support and stimulus to business and industry.
Goal 3: Enhance the visual and aesthetic character, diversity and interest of Stillwater.
Goals 4: Foster civic pride in the beauty and notable accomplishments of the past.
Objectives
Preserve the Downtown Stillwater Commercial Historic District and adjacent historic properties
through the design review'process and other means as they become available.
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Preserve and protect~commercialand'residential hisf~ric properties (buildings, sites, miscellaneous
structures and districts).
Encourage compatible remodeling restoration, and/or reuse of historic buildings, including homes.
Preserve locally designated historic structures and protect governmental and public buildings
throughout the city.
Determine which historic properties, identified by historic preservation surveys, are eligible for
National Register of Historic Places designation or local designation.
Preserve the Stillwater/Houlton Interstate Bridge.
Consider developing preservation and restoration regu lations.
3rd Draft
October 16, 2008
Policies
Policy 1: Continue conducting historic preservation surveys based on historic contexts to identify
and evaluate the significance of all historic properties within the city limits.
Policy 2: The city will continue to review site alteration permits for the downtown commercial
historic district, the downtown plan and such other locally designated districts and
properties in order to assure the preservation and restoration of historic properties.
Policy 3: The city and citizen advisory groups will coordinate local efforts to preserve and protect
cultural, natural and historic resources in the community.
Policy 4: The Heritage Preservation Commission will continue to work to educate the community
at large on cultural values and economic benefits of historic preservation.
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Policy 5: The city will develop new standards for public improvement projects (i.e., streets,
sidewalks, lights, utilities) which will be sensitive to historic neighborhoods.
Policy 6: The plan for preserving Stillwater's historic resources will be developed in accordance
with the Secretary of the Interior's Standards for Pres~rvation Planning.
Policy 7: The city shall encourage cooperation}rom,locallending institutions for financing a
building renovation grant or loan program to assist in the~rehabilitation and restoration
of historic properties.
Programs
Program 1: Incorporat~ into decisions the designed historic contexts as the official overview of the
history and development of the City of Stillwater.
Program 2: Historic preservation planning areas shall be developed as defined for the purposes of
conducting historic.,preservation surveys (reconnaissance, followed by intensive
identification and evaluation activities) of Stillwater neighborhoods as outlined by the
HPPA as follows:
2010 North Hill HPPA
2011 South Hill HPPA
2012 and beyond: Forest Hills, Lily Lake, Sunny Slope, Fairmeadows, Croixwood, Oak
Glen and Deerpath HPPA's
Program 3: The city shall locally designate those properties worthy of historic preservation.
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3rd Draft
October 16, 2008
Heritage Preservation Commission
The Heritage Preservation Commission was formed by the City of Stillwater in 1980. The city was
designated a Certified Local Government by the State Historic Preservation Office on January 29,
1988. The purpose of the Commission is two fold. First, to safeguard the heritage of the city by
working toward the preservation of historical sites and structures. Second, to promote the
community's rich architectural and cultural history through research and education.
The Commission is responsible for review of applications for new development or renovations to
existing sites in the Downtown Historic District and the NeighborhoodA(onservation District. This
review is to ensure conformance to design guidelines in each of these areas. Additionally, the
Commission acts as the city's Architectural Review Board for the West Stillwater Business Park and
the Village Commercial area in Liberty on the Lake.
In its research and education roll, the Commission has completed two context studies, 10
neighborhood studies, and one working report since 1989. The C!:omm ission has also completed
the first phase of the" Heirloom and Landmark Sites Program ", which.is an effort to'honor
property owners who maintain the historical character of their building or site. More discussion on
this program is provided below.
Preservation Planning Efforts
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Stillwater has an active preservation program. The purpose of)he program is to safeguard historic
resources while protecting and enhancing Stillwater's appeal and promoting preservation.
Through the years, the City of Stillwater in cooperation with various federal and state partners, has
completed reports on the history of Stillwater neighbprhoods and commercial areas. The first
effort was the 1989 intensive National Regislry S~rvey that resulted in the establishment of the
1992 "Stillwater Commercial Historic District." Th is area encompasses the Stillwater Commercial
Historic District as show on Figure _ Downtown Historic Resources The downtown/commercial
historic district contains 57 contributing buildings, two contributing sites, three contributing
structures and one contributing object. To protect this area the city developed a design manual for
the Commercial Historic District and the surrounding Central Business District as is shown on
Figure _.
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In 1993 the Heritage Preservation Comm ission comm issioned Robert Vogel, historian, to prepare a
study that initiated a comprehensive historic preservation planning process for the City of
Stillwater. Vogel's historic context document was compiled in accordance with the Secretary of the
Interior's Standards for preservation plann ing, wh ich call for the establ ish ment of historic contexts
and the use of these contexts to develop goals and ultimately register those that qualify on the
national or local historic register. The context study divided Stillwater into 16 neighborhoods, each
was suggested to be surveyed later in detail.
To date, the city has received ten grants from the Minnesota State Historical Society (Certified
Local Government Grants -CLG), with matching and in-kind funding from the city to survey
neighborhoods.
. North Hill Original Town (7/31/95)
. South Hill Original Town (7/31/96)
. Greeley Addition (7/31/97)
. Dutchtown District (7/31/98)
. Holcombe District (7/31/99)
. Hersey Staples & Co.(7/31/00)
. Carli & Schulenburg's Addition (7/31/01)
. Churchill, Nelson & Slaughter-West Half (7/31/02)
. Churchill, Nelson & Slaughter-East Half (7/31/03)
. Staples and Mays Addition (7/31/05)
Each of the neighborhoods is displayed on Figure_ Neighborhood Architecture Survey The
completed historical neigQborhood studies are avaiJable along with a full Stillwater Historic
Context prepared in 1j93 on the city's web site at www.ci.stillwater.mn.us
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Design Guidelines
As mentioned previously two separate design guidelines have been prepared, one for the
Commercial Historic District and one for the residential area known as the Stillwater Neighborhood
Conservation District. Each of these has extensive guidelines and recommendations for new
development and redevelopment and require a design review approval by the City. The
Commercial Historic District also requires design review by the City on the renovation of existing
sites in the district.
Commercial Historic District Design Manual
The Design Manual for the Commercial Historic District was prepared to guide the new
development and renovation of buildings and sites in the Commercial Historic District and
surrounding downtown area of Stillwater. The guidelines are designed to be flexible to allow for
creative and imaginative design while preserving the historic attributes and maintaining the
pedestrian character of downtown Stillwater.
All exterior renovation projects require a design review permit that is reviewed and approved by
the Commission. The design guidelines touch on all aspects of a site and structure including
setbacks, building facades, roofs, materials, color, lighting, signs and graphics and landscaping.
The design manual is comprehensive and includes a background for each topic describing the
intent along with narrative and graphic details for each of the design elements.
Stillwater Neighborhood Conservation District Design Guidelines
A residential Neighborhood Conservation District has been,established to help protect and
preserve the unique character of Stillwater's historjc residential neighborhoods, by regulating and
providing design guidelines for nel{V infill development within the district. Its purpose is to
conserve the traditional,neighborhood fabric, guidefuture infill development and discourage
unnecessary demolition of structures that contribute to the district's character. The following
Figure _Neighborhood Conservation Districtdi~plays the boundaries of the district.
Guidelines require any new construction projects to be reviewed using standards that emphasize
compatible development in terms of size,massing, and relationship to the larger neighborhood
context. However, additions ana alterations to existing buildings are not yet subject to design
review. It is hoped, however; by some members of the community, that the design guidelines will
eventually be usedJor all additions and alterations given that such changes and improvements
may impact adjacent residences, the streetscape and the neighborhood.
The Design Guidelines are comprehensive in nature covering all aspects to infill including massing,
setbacks and placement on the lot in regards to existing trees, slopes, etc. Design aspects of the
entire home are covered including building height, roof design, location of the garage, front
porches, fa~ade design, windows, building materials, etc. Review and approval must be made by
the Commission prior to issuance of a building permit.
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Existing Historical Resources
October 16, 2008
The Stillwater Commercial Historic District is a National Registry of Historic Places district. The
district contains 57 contributing buildings, two contributing sites, three contributing structures and
one contributing object.
In addition to the Stillwater Commercial Historic District, the city also has several individual
buildings and sites listed on the National Register of Historic Places. The National Register of
Historic Places is a listing of historic properties maintained by the National Park Service upon
recommendation by the State Historic Preservation Office (SHPO) and the city. The following
properties are on the national register and displayed on Figure _ National Register of Historic
Places.
. Chicago Millwaukee and St. Paul Depot
and Freight House:
. Hersey Roscoe House:
. Jenks, Austin House:
. Lammers, Albert House:
. McKusick, Ivory House:
. Nelson School:
. Sauntry, William Mansion and B & B:
. St. Croix Lumber Mills/
Stillwater Manufacturing:
. Territorial/State Prison Warden's house:
. Washington (ounty Historic Courthouse:
. Webster, Mortimer house:
. Territorial/State Prison (removed)
.
233 and 235 Water Street
416 South Fourth Street
504 South Fifth Street
1306 South -Th ird Street
504 North Second Street
1018 South First Street
626 North Fourth Street
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318 North Main Street
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100 West Pine Street
435 South Broadway Street
Stillwater's Heirloom and landmark Sites Program
In 2007 the City of Stillwater and the Heritage Preservation Commission (HPC) began development
of a program to honor property owners who maintain the historical character of their building or
site. The goals of the program are to:
. Acknowledge,property owners who have voluntarily preserved or restored their historic
home, building or~site.
. Showcase historic homes on Stillwater's Heirlooms Homes and Landmark Sites Program
website.
. Educate the general public about historic properties in Stillwater.
. Help property owners learn how to preserve their historic homes by providing technical
assistance that shows homeowners how to maintain the historical character of their
homes while also updating them to meet the demands of the twenty-first century.
. Preserve Stillwater's historic neighborhoods to ensure that the community maintains its
identity and appeal as a historic river city and tourist destination.
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3rd Draft
October 16, 2008
The program is voluntary and highlights homes that were constructed in the older part of Stillwater
prior to World War II and that have retained their historical character and integrity. So far 69
homeowners (as of August 2008) are participating in the program and their locations are shown
on Figure_ Heirloom Homes. In total approximately 776 homes are potentially eligible to be listed
in the Heirloom Homes program. Resources are available to assist homeowners focus on best
practices when considering renovations and restoration of a home. This includes discussion on
materials, siding, window, roofs, porches and room additions. These externally visible elements of
the home are important historical features to repair correctly in order to maintain the integrity of
the design. Extensive information and resources are available on the city's website to make home
owners research and decision making easy. The city will continue to market this valuable program
and help provide city-wide recognition to owners preserving their homes but also keep the public
interest high in supporting this effort.
Building Demolition Ordinance
The city has implemented a demolition ordinance in order to protect the historic and ae~thetic
qualities of the city by preserving, rehabilitating or restoring, when reasonable, buildings or
structures which constitute or reflect distinctive features or architectural or historical resources of
the city. Currently, all structures or portions of structures, which are 50 years of age or older that
are proposed to be demolished are required,to be reviewed by'the Commission prior to the city
issuing a building permit. Not only does this;ordinance promote the protection of the city's historic
and aesthetic qualities but it also protects som,e of the city's most affordable housing.
Stillwater Cultural Landscape District
During the cultural re~ource review for the St. Croix River Crossing Project, the Stillwater Cultural
Landscape District was identified as a resource eligible for listing on the National Register of
Historic Places (NRHP) in 1,999. The Stillwater Cultural Landscape District is located primarily
within Stillwater, but also partly within St.,Croix County, Wisconsin. It is approximately 260 acres
in size. In Minne'sota, the boundaries of the disfrict essentially coincide with the 1848 Original
Town Plat (O.T.P.) for Stillwater and an adjacent strip of land along the waterfront extending south
of town. On the Wisconsin side of the St Croix River, the Stillwater Cultural Landscape District
boundaries follow the boundaries of Kolliner Park. The Cultural Landscape District also includes the
Lift Bridge and the earthen causeway that connects the bridge to the Wisconsin shore.
The Stillwater Cultural Landscape District contains 250 properties that contribute to its
significance, includin'g residences and commercial buildings as well as public stairways, parks, and
an archaeological site. Among the 250 properties that contribute to the Stillwater Cultural
Landscape District, 12 individual properties and 82-property Stillwater Commercial Historic District
are listed on the NRHP. The Stillwater Cultural Landscape District also includes 187 properties that
are noncontributing to the district's significance.
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3rd Draft
October 16, 2008
Implementation
To implement the historic resource preservation efforts, the city will consider the following
implementation measures:
Incorporate into decisions the designated historic contexts as the official overview of the history
and development in the City of Stillwater. (Program 1)
Through June of 2010 the city plans to continue to expand the Heirloom Home program. Starting
in June of 2010 through June of 2011 the city plans to develop the Landmark Sites Program.
Once the Heirloom and Landmark Sites program is completed, the city plans to consider
developing a local historic designation district for the eastern residential district.
Continue conducting historic preservation surveys (reconnaissance, followed by intensive
identification and evaluation activities) of Stillwater neighborhoods. This includes the completion
(or resurvey) of the following neighborhoods:
. 2011: Sabin's Addition and HR Murdock's Addition
. 2012: Wilkin's Addition
. 2013: Churchill Nelson 2nd Addition and Marsh's Addition
. 2014: South Hill
. 2015: North Hill
. 2016 and beyond: Forest Hills, Lily Lake, Sunny Slope, lairmeadows, Croixwood, Oak Glen
and Deerpath HePAs. (Program 2)
IF
Revise the Neighborhood Conservation-District Design Guidelines to be applicable to existing home
renovations, additions and repairs'tp ensure historic integrity is maintained.
Seek funds, public or through private,lend~rs, to be used to repair/restore architecturally significant
homes or sites.
13
Council and Commission Review Draft
City of Stillwater
2008 Comprehensive Plan Update
Downtown
3rd Draft
City of Stillwater
Downtown Stillwater Framework Plan
Table of Contents:
Acknowledgments
I. Introduction:
A. Purpose
B. Process and Approach
C. Study Area
II. Background
A. Summary of past plans
B. Summary of Existing Conditions
Development Patterns
Downtown Parking
Land Use and Character Districts
Parks, Trails and Riverfront
Urban Design and Character
Connections
C. Current Issues & Opportunities
Potential New Highway 36 Bridge
III. Downtown Framework Plan
A. Land Use, Urban Design and Character Districts
Goals, Objectives and Policies
B. Transportation, Transit, and Streets cape Hierarchy
Goals, Objectives and Policies
Primary Streets
Secondary Streets
Special Streets
C. Parks, Trails and Riverfront
Goals Objectives and Policies
Lowell Park Flood Control and Parking
D. Local Economy and Tourism
Market Research Summary
Goals, Objectives, Policies, and Programs
IV. Implementation Strategies
V. Appendix
Background Studies
Summary of community issues workshops
Market Research Study
October 15, 2008
3rd Draft
October 15, 2008
Acknowledgments
Our thanks go out to the following participants for their time, effort and expertise
contributed toward the completion of this plan.
Downtown Steering Committee
Rob Gag, City Council
Suzanne Block, Planning Commission
Rob McGarry, Park and Recreation Board
Phil Eastwood, Heritage Preservation Commission
Larry Nelson, Heritage Preservation Commission
Kevin LaCasse, Parking Commission
Jennifer Severson, Chamber of Commerce
Susanna Patterson, Neighborhood Representative
Bob Lockyear, Neighborhood Representative
Don Empson, Empson Archives
Mike Kilkelly, Neighborhood Representative
City Staff
Larry Hansen, City Administrator
Bill Turnblad, Community Development Director
Michel Pogge, City Planner
Shawn Sanders, Public Works Director
Consultants
Geoff Martin, Bonestroo
John Slack, Bonestroo
Nate Ekhoff, Bonestroo
Jay Demma, Bonestroo
Brian Larson, Larson Brenner Architects
Fred Schwartz, Iteris
Army Corp of Engineers
Tom Novak, Project Manager, Levee
2
3rd Draft
October 15, 2008
I. INTRODUCTION
Downtown Stillwater has evolved through dynamic incremental changes from the
"Birthplace of Minnesota" to a major destination as Minnesota's iconic "River Town".
Through its evolution the downtown has been the subject of numerous transportation,
parking, planning, and design studies that provide key resources on which to build. The
following mission statement from the 1988 Downtown Plan summarizes the sentiment
and intent of all the downtown planning efforts and has guided this 2008 update to the
Comprehensive Plan:
The image and identity of Downtown Stillwater is of primary importance. It is represented
in its historic buildings, its natural setting, and its dedication to open spaces,
pedestrian accessibility, and the river. The goal of the Downtown Plan is to enhance and
retain the historic rivertown image of Stillwater through a conscientious and gradual
process of change and economic growth so that Stillwater, "the Birthplace of Minnesota,"
continues to be a special place to live, to work, and to visit.
A. Purpose
Downtown Framework Plan
This plan represents a real change for downtown by focusing on linking the surrounding
neighborhoods to Main Street and the riverfront to create a framework for growth that
reinforces Stillwater's 'rivertown' character. The plan knits together a network of
streetscapes, open spaces, and land uses to create amenities, which will attract and
retain residents and businesses. It strives to balance pedestrian and vehicular needs,
and to provide spaces for a variety of gatherings and festivals.
The approach for this process involved gaining an understanding of what has already
been done, synthesizing and weaving together the pertinent aspects of past plans to
maintain continuity among these efforts and ultimately creating a single integrated
comprehensive planning document.
B. Recurring Themes
Consistent among the numerous downtown planning efforts are three recurring themes:
1. Managing Growth to Reinforce Small City Character
. Preserve and enhance the historic rivertown image of Stillwater.
. Encourage a viable and compatible mix of community and visitor services and
activities.
. Preserve and reinforce residential neighborhoods.
3
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October 15, 2008
2. Connect Main Street to Riverfront & Residential Neighborhoods
Develop a system that provides convenient pedestrian interconnections amongst
destinations such as the Lowell Park, open spaces along the river, community
trails, Main Street and the surrounding residential neighborhoods.
. Balance the functional design of flood control elements with aesthetic
considerations and connections to the river.
. Maximize the efficiency of the limited parking supply through user education,
signage enforcement, pricing and other measures.
. Minimize the negative impacts of traffic and parking on the downtown image
while supporting appropriate economic activity.
3. Maintain Compact Core Downtown Area
Downtown Stillwater is a unique community within the Twin Cities Metro Area because
of its topography, riverside location, and historic infrastructure of buildings, streets, and
bridges. Downtown Stillwater is fortunate to be contained by distinct boundaries defined
by the St. Croix River and the crescent shape of the river bluff to the north, east, and
south. These physical edges help contain development and utilize space within the
downtown to more efficiently nurture a walkable, compact and diverse downtown.
Stillwater's Downtown Plan should be considered in the context of existing and future
growth pressures, as downtown's regional position and market desirability will evolve as
the larger region grows and new projects, such as the St. Croix River Bridge and flood
control project, change market dynamics. The ultimate success of this effort will be
achieved by capturing the opportunities available in the market.
C. Community Based Planning
Some of the community's greatest assets for the comprehensive plan are the
knowledge, interest and contributions that its citizens, businesses, local officials, and
advisory commissions can make to the development of the community's vision and next-
generation plan. The planning process provided opportunities for community
involvement in creative and practical ways to help shape the future of the historic
downtown.
Steering Committee
The Downtown Steering Committee was appointed as the primary group to guide the
preparation of the Downtown Plan. The committee included representatives of the City
Council, Planning Commission, Park and Recreation Commission, Downtown Parking
Commission, Joint Planning Board, Chamber of Commerce, business owners, Heritage
Preservation Commission, and residents.
Workshops
The major forces, issues, and opportunities associated with the downtown have been
defined through a series of interactive community meetings which included issues
workshops to define strengths, weaknesses, opportunities, and threats (SWOT), "dot-
macracy", goal cafes, joint neighborhood and downtown planning meetings, open
houses, and small group discussions.
4
3rd Draft
October 15, 2008
The top five community responses in each category of the SWOT exercises were:
Strengths
15 Natural resources
12 Historical context
8 View of river
6 True downtown with independent
businesses
5 Walkable
Opportunities
12 Enhancement of waterfront experience
11 Creative financing for improvements
9 Improve riverfront amenities
6 Promotion as year round destination
6 New bridge/better traffic control
Weaknesses
9 No lodging tax
8 Lack of diversity of businesses
8 Not implementing past plans
7 No common vision
6 Traffic
Threats
13 Delay of levee new bridge projects
10 Traffic volume on Main Street
10 Lack of funding by city on traffic issues
9 Non-cohesive store hours
7 Conditions of buildings and parking
lots along water front
The results of the community exercises have been synthesized into goals,
objectives, policies and implementation programs to shape the vision for
downtown and guide the creation of a Downtown Framework Plan. See
Appendix----for a summary of the community meetings.
This chapter of the 2030 Comprehensive Plan organizes the results of the
community based planning process in the following sections:
. Background. This section includes a summary of past plans, existing
conditions, and current issues & opportunities
. Downtown Framework Plan. This section presents the goals,
objectives, policies and implementation programs for the following key
components:
Land Use, Urban Design and Character Districts
Transportation, Transit, and Streetscape Hierarchy
Parks, Trails and Riverfront
Local Economy and Tourism
. Implementation Strategies and Phasing. This section outlines
strategies for the implementation of proposed public improvements and
includes a prioritized list of short, mid, and long-term action steps as
well as cost estimates, potential funding sources, and responsibilities.
D. Study Area
The boundaries of the Downtown Plan are loosely defined as including both
the downtown core area and its immediately adjacent Old Town
neighborhoods (See Figure 1).
5
3 rd Draft
October 15, 2008
Page 6
3 rd Draft
October 15, 2008
II. BACKGROUND
A. Past Studies
The City of Stillwater has invested a significant amount of time and effort
studying the different pieces of the downtown puzzle. The Downtown
Framework Plan will weave together the relevant findings and outcomes from
these past planning studies in an effort to ensure that the downtown remains
viable. The pertinent projects include:
· 1988 Stillwater Downtown Plan
· 1992 Renovation of Lowell Park Plan
· 1995 Comprehensive Plan
· Aiple Property/Kolliner Park Master Plan (dated 12/8/98)
· Comprehensive Trail Plan (dated 11/16/00)
· North Main/Lowell Park Plan Update (dated January 2004)
· Locally Preferred Plan for the downtown Stage III
floodwall/levee project St. Croix River Crossing FEIS (dated
8/04) L
· Current and Future Trail Plan Revision (BRA, 11/1/05)
· Shoddy Mills buildings relocated to Aiple Property (SRF, dated
1/1/06)
· 2006 Design Manual, Commercial Historic District
· Washington County Comprehensive Plan
The key recommendations for physical improvements from the most relevant
plans are outlined'below. Figure 5 provides a composite view of the key
recommendations of all thetrelevant previous studies. See Appendix-----for a
summary of all the studies listed.
1. Stillwater Downtown Plan 1988 ":Prepared by BRW, Inc.
This plan is one of several area plans developed by the city subsequent to
adoption of its 1979 Comprehensive Plan. The Downtown Plan is a
predominantly visual guide to meet the challenges and opportunities of
downtown in the late 1980s. Elements of the plan are listed below.
. Land Use
1. A new Central Business/Commercial District recognizes
existing uses and provides direction for complementary
commercial uses.
2. New parks, recreation and open space, transportation, utilities
and parking, and public administration/office districts are
proposed to recognize existing development patterns and guide
new development.
3. Nine special sites are identified because of their importance to
the downtown and special land use and design guidelines
proposed.
4. Development opportunities identified in the Economic Study are
recognized and included as preferred uses of special sites.
Page 7
3 rd Draft
5.
October 15, 2008
The site of the Maple Island city parking lot and Mulberry Point
represent an opportunity for a major mixed use development,
possibly including retail/office/hotel uses.
. Parking
1. Alternative locations for parking structures are identified at
Second as well as at Olive and Mulberry and Second Streets.
2. A financing plan to pay for parking improvements including
possibly a parking structure is proposed for a first year activity.
. Urban Design
1. Relocate railroad car storage outside of downtown.
2. Preferred land uses are shown along the riverfront and North
Main Street.
3. A continuous riverfront pedestrian walkway should link
downtown and other prominent points in the planning area; i.e.,
Pioneer Park, Lowell Inn, Broadway Overlook.
4. Surface parking lots should be small and well landscaped.
5. A series of observation and interest points should be connected
by walkways to enable the visito[ to overlook the downtown and
get a closer view of parks and sites of interest.
6. Streetscapes for the"St. Croix riverfront, Main Street, side
streets, Water Street and visitor center and plazas are
proposed.
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C-J Q
(~/ C'J rl'1../ u ~
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\ I"
.-, -- ~ " - -
- _ Pedestrian Circulalion
() Plaza Development
CJ Park.
S Defining un(;jsoape
(B $lreet$Cape Area&
STILLWATER ])OWNTOWN PLAN
rqL.#t! 16
Pedeslrian Circulallon
Parks & Open Space
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Figure 2. Illustration from 1988 Downtown Plan
Page 8
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October 15, 2008
2. 1992 Renovation of Lowell Park Plan - Prepared by Sanders Wacker
Wehrman Bergly, Inc.
Almost 80 years old at the time, Lowell Park was showing its age and
consequently the city became interested in park improvements. In response
this 1992 plan was created. Depending upon whether improvements were to
be undertaken in the southern part of the park or the northern, there was a
specific set of proposed guidelines.
South Design Guidelines
· Develop a continuous riverfront pedestrian walkway linking new and
existing areas of the downtown.
· Create regular visual and pedestrian access corridors linking the
riverfront, Lowell Park and Main Street.
· Design parking to serve both the downtowQ and Lowell Park. Screen
views of lots from within the park.
· Provide short term docking along 10we(levee.
North Design Guidelines
· Upgrade Mulberry point to the passive recreational and pedestrian
character defined by the Morrell and Nichols Lowell Park Plan
· Consolidate boat launch and vehicles with trail~r parking at the existing
marina site and eventually north and south of,downtown
· Develop Mulberry Street into a more formal 'processional' boulevard,
linking the riverfront and Main Street
."-:... .
1''' 1111 ......" 1_" I ,,: _I. . ~l
LOIn:LL PAHK
. :-_-
- "l~ I ~~f~-:'~;.:?:tJ.
.....,.,...10-"...-.
...............~........_,....
._-_........,~, .-
Figure 3. Illustration from 1918 Morrell and Nichols Plan
3. Comprehensive Trail Plan (dated 11/16/00) - Prepared by City of
Stillwater
The goal for the 2000 trail plan was to develop and maintain a city-wide
network of interconnected trails that provided valuable recreational and
transportation opportunities for city residents and visitors.
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Goals specific to the downtown area of the city included:
October 15, 2008
. Examine potential trail sites and develop trails as appropriate noting their
historical and natural setting, such as the Minnesota Zephyr right of way,
city ravines, and greenways, and their ability to connect downtown and
residential neighborhoods, including the expanding annexation areas.
. Integrate McKusick Ravine into the trail system as a natural extension of
the McKusick Lake Trail to downtown.
. Encourage MnDOT to provide continuous bicycle paths along the Frontage
Road from County Road 15 to Trunk Highway 95 and along Trunk
Highway 95 from Oak Park Heights through the downtown.
4. North Main Street/Lowell Park Plan Update - Prepared by SEH,
January 2004
In 2002 the City of Stillwater purchased the last of the railroad right-of-way that
bisected the downtown area. The purchase was a major milestone that made
possible a number of potential improvements. To give initial form to the
possibilities, the city initiated this 2004 study. Its keX conclusions were:
. Expand Lowell Park area by 0.76 acres and extend the park to
Water Street.
. Organize and cons.olidate parking.
. Provide the opportunity for a visitor center/restroom/hospitality
center for downtown visitors.
. Locate a linear landscaped trail that traverses the entire
downtown from north to south.
. Provide location for a flood barrier on the west side of Lowell
Park.
. Provide for strong,pedestrian connections between Main Street
and the river.
. Accommodate community festivals, farmers' market, and
special arts and crafts events.
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October 15, 2008
l
K.l:.Y
A: PEDESTRIAN PLAZA
B. PUBLIC PARKING - 26 STALLS
C. PUBLlClPruVATErARKNC. ~1/SV STALLS
O. PKlVATt:I'ARKlNG. 60 STALLS
E. POTENTIALAMPHITHFATER
F. POTEI'(fIAL FLOATING flA:-lDSllf.l.l.
G. LOWELL I'ARK I!NLARGF.D
H. MULBERRY l'ARKlNG A('Cf.SS
I. PICNIC rAVILUO:,\/
J. PUBLIC PARKING. 87 STALLS
K. RIVER TRAIL
L nooo PROTfcnON
M. MARINA ACCESS
N. IDEAL ALIGNMENT
!ACQUISITION REQl11REm
PARKING SUMMARY
rUBl.IC PARKING 154 STALLS
PRIVATf.I'ARKING IIQ.SI.-\LLS
264 STALLS
.. l'eDESTRI,\N ACCESS
..... AIITO CIRCillATION
..- 11IVER TRAIL
nOOD PROTECTION
liD "AIlKING
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---~-- ---
-J/UH ,IH 'IJ\"l~~1J l fJ4.1IjLlu,~*..1 Jil.ll.k \\/ \/JL 1"LI' II
Figure 4. Preferred Alternative from 2004 Study
5. Stage III floodwall/levee project (July 30, 2004)
The first two stages of a project to protect the downtown from river flooding
have already been completed. The third and final stage of the project is still
being designed. The design is consistent with a conceptual plan referred to by
the US Army Corps of Engineers as "The Locally Preferred Option". The
locally preferred option was presented to the Corps of Engineers on July 30,
2004.
The basic idea underlying the locally preferred option is that the flood barrier
would give protection only for the 50 year flood. Any flooding more severe
than that would be prevented through the use of dike construction prior to the
flooding. This allowed the permanent flood barrier to remain low enough not
to obstruct views of the river.
The alignment of the flood barrier and an associated trail would be
important to improvements both to Lowell Park and city parking lots.
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B. Existing Conditions
This section augments base information that has already been documented in
previous studies. The primary purpose is to identify the unique components of
the existing downtown that will define design parameters and shape the
design alternatives.
1. Development Pattern
The St. Croix River and limestone bluffs have strongly shaped the downtown
development pattern. The core downtown area is characterized by a traditional
compact urban development, which creates pedestrian-scaled. The fringe
areas outside of the core downtown area, specifically north of Mulberry Street
and west of 2nd Street, evolve into a more open, motor vehicle oriented,
suburban development pattern that results in an undefined pedestrian realm.
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2. Downtown Parking
Sufficient parking that is easily accessed, well signed and convenient is
necessary downtown for the success of retail, office, services, tourism, and
community events. As of January 1, 2008 there were 2, 854 parking spaces
downtown. Their location can be seen in Figure 6.
On-Street Public Parking
Off-Street Public Parking
Off-Street Private parking
615 stalls
1,062 stalls
1,177 stalls
. Parking along river creates barrier
A majority of the publicly owned parking lots within the core downtown,
comprising roughly 75% of all public parking spaces, are located
adjacent to Lowell Park and the riverfront. The location of these
parking facilities creates a physical and psychological barrier for
pedestrians. The wide expanse of impervious surface void of trees
and lacking pedestrian connections creates a negative visual image
and barrier between Main Street and the riverfront.
. Parking ramp on 2nd Street at Commercial A venue
During the planning process for the.~Downtown F:ramework Plan the
City of Stillwater ini!iated an RFP process and invited architectural
firms to submit proposals for a feasibility study for the design of a new
public parking ramp within the downtown. Four sites that were
identified within the North Main Street/Lowell Park Update Plan of 2004
continue to be recognized as potential public parking structure
locations. The ~ites include: the corner of 2nd and Mulberry Street,
2nd Street at Commercial Avenue, 2nd Street between Chestnut and
Olive, and 2nd Street at'Nelson. For a number of reasons, the
preferred parking ramp site became the 2nd Street location at
Commercial Avenue. The new parking will:
a. Provide a strong visual and physical link from the public parking
ramp to Main Street and Lowell Park along Commercial
A venue.
b. Create at least 300 parking spaces.
c. Compliment the architectural fabric of the historical setting on
2nd Street north of Myrtle.
. Downtown Parking Objectives
The Downtown Framework Plan identifies some key objectives for the
improvement of parking within the downtown. These key objectives
are:
a. Existing parking lots provide opportunities for future
redevelopment and open space improvements.
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b.
October 15, 2008
f.
Look for shared parking opportunities associated with
redevelopment of parking lots or downtown properties.
c. Create multi-purpose spaces within parking lots that can be
converted for public events or gatherings.
d. Utilize shuttles and remote parking for large community events.
e. Define opportunities to relocate parking within the downtown
core away from Lowell Park and the riverfront.
New parking should include pervious technologies to infiltrate,
cleanse and manage stormwater on-site.
g. Improvements to existing public parking lots should include
more defined access, pedestrian connections, edge treatments
and landscaping enhancements.
Iii
Downtown Parking
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3. Gateways and Viewsheds
October 15, 2008
Gateways
The gateways into the downtown form the first impressions, as well as provide
a sense of orientation for visitors (See Figure 7.) The primary gateway
corridors into Downtown Stillwater are:
· North/South gateways on both ends of Main Street.
· East/West gateways into the downtown on Chestnut and Myrtle
Streets.
Viewsheds
Views of the riverfront, limestone bluffs, significant buildings, and other
landmarks create a cognitive map of the city and orient people within the
downtown. The natural features that define the boundaries of the downtown
also create long encompassing views that allow you to see the entire
downtown from one vantage point. The important view corridors within the
downtown include:
· North of Terra Springs looking south on Main Streefinto downtown.
· South of the Oasis looking north on Main Street into the downtown.
· South along E. Olive, W. Myrtle, Mulberry and ~E. ChestnutStreets from
the top of the bluff into the core downtown <;lnd the riverfront.
. North and south along 2nd, 3rd, and 4th Streets from the top of the bluff
into the core and fringe downtown areas.
The Downtown Framework Plan identifies some key objectives for the
improvement of the gateway and view corridors with.in the downtown. These
key objectives are:
. Preserve natural character of bluffs and river along north and south
gateways to downtoWn. Enhance these corridors with native
landscaping, frame views to the downtown, improve pedestrian
connections and open views to river.
. Shape edge of gateway corridors with architecture, landscaping and
sign ordinances.
. 'Reinforce natural features, landmarks, steeples and significant
structures along gateway corridors.
. Reinforce E. qliye, W. Myrtle, Mulberry and E. Chestnut Streets as
primary pedestrian view corridors into the downtown.
Downtown Focal Points
Focal points orient visitors, contain edges, provide visual stepping stones and
reinforce, enhance and terminate vistas with in Downtown Stillwater. These
focal points represent some of the more memorable architectural and cultural
elements in the downtown. Primary Focal Points include:
. Staples Mill
. Historic Lift Bridge
. Historic County Courthouse
. Several city bluff stairways
. Several downtown churches
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Gateways and Viewsheds
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October 15, 2008
4. Open Space and Pedestrian Connections
Five and Ten minute walk Distance
One objective of the framework plan is to encourage walking by defining safe,
comfortable and appealing routes from the neighborhoods, peripheral
downtown uses and parking areas to Main Street and the river. One-quarter
mile is the approximate distance a person can walk in five minutes and is
generally the distance people will consider walking to amenities, shops, and
services. Beyond that distance, a car may become more appealing. Facilities
within the five-minute walking distance of the core downtown include the Post
Office, numerous retail shops, professional offices and restaurants, public
open spaces including Lowell Park and Teddy Bear Park, and numerous
historic sites including the Lowell Inn, the Freight House, Water Street, and the
Historic Lift Bridge. The fringe areas are generally within a ten-minute walk of
the core downtown. Included within this ten-minute walking distance are the
city hall, public library, police/fire station, the veteran's memorial, Pioneer
Park, and several churches.
Primary and Secondary Pedestrian Circulation
The primary pedestrian circulation, occurs within the core downtown and along
the riverfront. Secondary pedestrian circulation occurs within the fringe areas
of the downtown. Currently within the downtown there is a nearly complete
system of sidewalks to support the primary and secondary circulation. Some
key objectives for pedestrian circulation within the d9wntown include:
· Opportunity to enhance primary and secondary circulation systems
with additional pedestrian amenities
· Provide a hierarchyl of streetscape treatments that reinforce the
historic character throughout downtown
· Provide,widerwalks within the downtown
· Improve secondary pedestrian connections to adjacent neighborhoods
with landscaping, lighting, signage and pedestrian crossings
Future Trail Connections
A series of future trail improvements and pedestrian connections have been
identified for the downtown. Each proposed trail and/or connection will provide
a missing link to create a complete park and trails system for the downtown.
The future trail and pedestrian connections include:
. Loop Trail
. Zephyr line
. Additional downtown stairs to connect to adjacent residential
neighborhood
. Connection to Mulberry Ravine Trail
. Streetscape and open space connections between the riverfront,
parking and Main Street
. Future riverfront trail connections north and south to adjacent public
open spaces
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5. Parks and Open Space
Downtown Stillwater has attractive gathering places and spaces for outdoor
events. There are three primary park spaces that cater to a wide variety of
resident and visitor activities and needs. The three park spaces are Lowell
Park, Teddy Bear Park and Pioneer Park. Primary recommendations to
improve the parks and open space system within the downtown include:
· Provide additional public docking or mooring areas along Lowell Park
· Create multi - functional open spaces within the downtown
· Define more opportunities for pocket parks, green space and outdoor
cafes to activate street level
· Increase accessibility to Lowell Park and river
· Expand riverfront open space
· Explore connections to Boom site and Aiple property
Figure 10. Downtown Area Parks & Open Space
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6. Downtown Opportunities
The Downtown Framework Plan is shaped by the numerous opportunities that
emerged from the analysis of existing conditions, as well as findings from
previous planning studies. A synthesis of these findings and conditions is
illustrated in Figure 11. Primary downtown planning and design objectives are
illustrated as well. The Downtown Framework Plan described later in this
chapter addresses these items.
The primary opportunities for redevelopment and public investment identified
through past studies and meetings with city staff and the Downtown Steering
Committee include:
a. Reinforce connections between river front, Lowell Park, Main
Street and neighborhoods
The riverfront, parks, trails, stairways, and streetsc~pes create a
network of connections and amenities which will attract and retain
residents and businesses, balance pedestrian and vehicular needs,
and provide the necessary connections to create an integrated
circulation system within the downtown. Thwewopportunity exists to
enhance the current circulation system with additional connections,
open spaces and improvements 10 enhance and strengthen the current
system. Some of the potential~enhancements to the current circulation
system include:
· Define areas for pedestrian "malls"
· Improve pedestrian connections along the river north
and south of Lowell Park
· Expand riverfront open space
J
· Integrate Zephyr line into parks and trails system
· Improve and highlight connection to Mulberry Ravine
Trail
· Reinforce pedestrian connections with a hierarchy of
streetscape treatments
· Locate farmers' market and programmed uses along
riverfront
· Provide additional public docking or mooring areas
along Lowell Park
· Integrate levee improvements into circulation system
b. Focus streetscape treatments within a 10 minute walk distance of
core downtown and adjacent neighborhood
Many of the streets within a block of Main Street have very narrow
rights-of-way and are utilized very efficiently. However, many of the
secondary streets adjacent the core have wider underutilized rights-of-
way. A hierarchy of streetscape treatments is recommended to
emphasize and respond to the different downtown districts, role and
function of each street within the downtown.
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3 rd Draft October 15, 2008
c. Preserve natural character of bluffs and river along north and
south gateways to downtown
d. Reinforce view and gateway corridors along Myrtle, Mulberry,
2nd, 3rd and Main Streets
The gateways and view corridors into the downtown form the first
impressions and create a cognitive map of the city and orient people
within the downtown.
The primary recommendations to reinforce the view and gateway
corridors include:
· Shape edge of corridors with architecture, landscaping
and sign ordinances
· Reinforce natural features, landmarks, steeples and
significant structures
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October 15, 2008
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October 15, 2008
III. DOWNTOWN FRAMEWORK PLAN
The Framework Plan is intended to guide public and private development in
the Downtown Stillwater. It is also intended to identify improvements to the
public realm that would reinforce, enable and encourage well planned growth.
The Framework Plan offers design principles, goals and objectives that foster
future development consistent with the vision of the community (See Figure
12.)
Conceptual alternatives are presented for key components of the Downtown
Framework Plan. The Framework Plan responds to the goals and objectives
that were established by the community during numerous visioning sessions.
The Framework Plan also weaves together the relevant components of
numerous previous studies as well as flood control into a .single integrated
document.
The primary components of the framework plan include:
. Land use, downtown urban design and charact~r
. Transportation, transit, and streetscape hierarchy
. Parks, trails and riverfront rr
. Local economy and tourism
Goals, Objectives, Policies and prograrrzs
The goals, objectives, policies and,programs outlined in each section of this
Framework Plan, area refined compilation of the community visioning
sessions and relevant items from the 1995 Comprehensive Plan. The
Comprehensive Plan Committee, Downtown Plan Committee and City Council
reached consensus on each of these items through a lengthy review and
editing process.
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October 15, 2008
Figure 12.
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October 15, 2008
A. Land Use and Downtown Urban Design
Downtown Stillwater has a unique combination of historic architecture, a
traditional commercial district and authentic Victorian homes nestled within a
stunning river valley, which combine to create a compelling tourist destination
and source of pride for the city and the state. The intent of the Downtown Plan
is to preserve and enhance the components of land use, urban design and
overall character that define Stillwater so that "the Birthplace of Minnesota,"
continues to be a special place to live, to work, and to visit.
Goals
Goal 1. Develop a land use plan that fosters economic growth and evolution
by reinforcing the "rivertown" image of Downtown Stillwater and promoting a
compact mixture of commercial, office, residential, recreational, and
institutional uses, and is flexible to respond to varyin~ market conditions.
Goal 2. Encourage a viable and compatible mix of community and visitor-
serving activities that builds on the assets of downtown as a desirable place to
live, work, shop, and visit consistent with the capacity of public services and
facilities and the natural resources.
Objectives
· Encourage architecture and urban design which recalls late 19th
Century commercial design, is refined and subdued, introduces more
color consistent with the Viytorian Era, and helps create an
environment which is pleasing'flnd interesting to pedestrians.
· Reinforce pedestriah connections with a hierarchy of streetscape
I
treatments. Focus streetscape treatments within a 10 minute walk
distance of core downtown and adjacent neighborhoods.
Policies
Policy 1: Maximize the waterfront as a community and regional amenity.
Policy 2: Preserve and reinforce views to natural features, landmarks,
steeples, and other significant elements.
Policy 3: Continue to refine and administer design guidelines so that the
integrity of the existing and surrounding buildings is maintained and new
development is of a height, size, and design compatible with the best
examples of existing development. The guidelines should also encourage
rehabilitation of existing buildings to the original style or design.
Policy 4: Reduce the visual impact of overhead telephone and electricity lines.
Policy 5: Preserve the limestone retaining walls located throughout downtown.
Require new retaining walls fronting public areas to be limestone or a material
consistent with historical retaining walls and similar to existing stone used
throughout downtown.
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October 15, 2008
Policy 6: Continue to reinforce the unique character of the Downtown district
through appropriate land uses, architecture, and site design.
Land Use and Zoning
The current 2002 Land Use plan has a mixture of community commercial,
administrative office, multi family and open space designations. The 2005
Zoning ordinance designates the majority of downtown as the Central
Business District Zone (CBD) with the Institutional area along 4th street
designated as Public Administration. The CBD Zone is flexible enough to
allow for a compact mixture of uses to foster a viable downtown. The city also
recently adopted height limitations for the downtown areacto preserve views to
the river corridor (See Figures 13 & 14.) The Land Use Chapter of this 2030
Comprehensive Plan designates the downtown area as "Mixed Use", which
more accurately reflects the mix of uses downtown and is more flexible than
the current CBD Zoning designation.
..J iW
Figure 13. Downtown Massing Potential
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Downtown Districts
The Downtown Framework plan defines six downtown districts, each
possessing its own unique character created by the mix of land uses,
architecture and open spaces (See Figure 16.)
1. Downtown Mixed Residential District
The Downtown Mixed Residential District helps shape the gateway into the
core downtown from the north. The district has numerous buildings on the
national register of historic places, including the Washington County
History Museum and the Staples Saw Mill. The district includes most of
the multi-family redevelopment that has occurred within the downtown as
well as office space.
.
2. North Hill Residential District
The North Hill Residential District is characterized by the historic single
family homes and stone, walls that line the residential streets. Mixed into
the fabric of the historic homes are some larger multi-family residential
buildings and multi-family conversions. The historic Lowell Inn is located
in the district along Myrtle Street. From this district there exists long
prominent views of the core downtown area and the St. Croix River Valley.
3. Public/Institutional District
This district is home to many of the civic buildings in the community
including city hall, the Stillwater Public Library, the fire/police station, the
post office, the city water works and other public offices. Some existing
Page 29
3 rd Draft October 15, 2008
single family housing, public parking lots and two significant church
facilities also give form to the district.
North 4th Street ImOfovements
Sidewalk bumpouts
ImprO\'c crosswalks
Boule;ard with trees & lights
Infill De'it1'looment
Rein!",,, 1"'111ullonal Disuler
Shape galC\\GlV on Myrtle SUffi
Gree<> s-elba<k on 4th strffi
The framework plan recommends preser~ing and reinforcing this
evolving institutional district through complimentary lan,d uses,
architecture and streetscape treatments.
Trinity Lutheran Church owns several parcels at the intersection of
Myrtle and 4th Street. Figure 15 illustrates I)ow future expansion of the
church facilities or other infill uses could reinforce the institutional
district through complimentary architecture and site planning. The
buildings are placed close to the street to both reinforce the view
corridor along Myrtle Street as weWas, shape the 4th street corridor.
Parking is provided behind and or to the sid~ of the buildings.
Library
City Hall
Figure 15.
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October 15, 2008
4. Historic Commercial District
The historic commercial district is the heart of Downtown Stillwater and is
the location of most small retail and service businesses. This district is
also the location of many of the notable historic commercial structures and
entertainment related businesses.
L
5. South Hill Residential/ Institutional District r'
The South Hill Residential district is located between W Myrtle Street and
E Pine Street adjacent to the Historic Commercial District. Included within
the district are retail businesse$, single and multifamily housing, Cub
Foods Corporate Headquarters, Teddy Bear Pak and numerous public
parking lots. From this district long prominent views of the core downtown
area and the St. Croix River Valley can be found.
,
6. Riverfront District
The riverfront district contains historic Lowell Park, the most prominent
public green space in the City of Stillwater. Most of the western edge of
the district is defined by public and private parking lots that serve the
riverfront and downtown businesses. Also located in the district are
notable structures that recall the history of logging and saw mills along the
river, including the Freight House, Water Street Inn and the Historic Lift
Bridge. In addition, the Minnesota Zephyr depot and the Stillwater Marina
give definition to the northern end of this district.
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October 15, 2008
r-i~~
L :
Downtown Land Use and Urban Design Implementation
To implement the Land Use and Downtown Urban Design section of the
Downtown Framework Plan, the city will consider:
· Build on Stillwater's unique aspects by. creating a marketing strategy
based on the historic and Rivertown characteristics of the downtown.
· Enhance aesthetics of corridors leading into the downtown along
Myrtle, Mulberry, 2nd Street, 3rdStreet..and Main streets. This could
include adoption of guidelines or ordinances that would shape the edge
of the corridors with buildings, landscaping and appropriate signage.
· Create architectural focal points at the river, such as arbors, sculpture
or gazebos at terminal points of Mulberry, Myrtle, Chestnut, and
Nelson Streets.
· Incorporate an interpretive system to celebrate the historical and
natural resources of the,downtown including the river, the bluffs, east
bank of the river, the ecology, and geologic history of the river corridor.
· Use landscaping to blend the downtown into the natural attraction of
the St. Croix River Valley, to improve the enjoyment of the Riverfront,
and to soften features such as parking lots and service areas which
may be inconsistent with the desired downtown image.
Page 32
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October 15, 2008
B. Transportation, Transit, and Streetscape Hierarchy
The quality, function and scale of the streets have a great deal to do with
shaping the small city character of Downtown Stillwater. A goal of the
Transportation Chapter of the 2030 Comprehensive Plan is to provide an
integrated system of roads, bikeways, transit lines, and pedestrian paths
throughout the city and particularly downtown.
Washington County Comprehensive Plan and Transpprtation Planning
Washington County is in the process of updating the county comprehensive
plan and is preparing a transportation plan with traffic modeling for Downtown
Stillwater as part of their planning process. The modeling will analyze traffic
patterns both with and without the proposed Trunk Highway 36 bridge.
Preliminary modeling indicates that traffic volumes will be significantly reduced
from current volumes in downtown when the new bridge is completed. This
reduction in traffic will open up many opportLlnities to create a better balance
between pedestrian and vehicular needs within the downtown, particularly on
Main Street.
Rather than duplicate efforts, the transportation planning for Downtown
Stillwater will rely primarily on the Washington County Plan. As of this writing,
a draft of the Washington County Comprehensive Plan is anticipated to be
completed in September 2008. The focus of this Stillwater downtown
transportation plan is to recommend improvements to the streetscape system
that will improve connectiol1s between neighborhoods and Main Street and
Main Street to the riverfront.
Highway 36 Bridge
When the Stillwater'comprehensive planning process began in April 2007,
funding for the proposed Trunk Highway 36 bridge over the St. Croix River had
not been defined and construction was not likely within the next 10 years or
within the anticipated life span of this plan. In June 2008, the Minnesota
Legislature ~pproved a new program for funding transportation projects and
defined the Trunk Highway 36 bridge as one of the top priorities with final
design to occur in 2013 and construction to begin in 2014.
Regardless when the new river crossing is constructed, its impact will be to
alleviate the traffic congestion problems currently caused downtown by pass
through traffic using the lift bridge. Until the new bridge is constructed, an
interim downtown traffic management plan should be created and
implemented to address the congestion problems. This plan will require a
large scale coordination effort among Mn/DOT, Washington County, the City
of Stillwater, the local Chamber of Commerce and business owners and
residents in the Downtown Stillwater area.
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GOALS
Goal 1. Support construction of the new interstate bridge and TH 36 corridor
improvements to provide for regional traffic demands and to relieve cut-
through traffic downtown and in residential areas.
Goal 2. Develop and locate new roads sensitive to historic structures and
sites, as well as natural features.
Goal 3. Provide an integrated system of roads, bikeways, transit lines, and
pedestrian paths. The transportation system should minimize the impact of
through traffic.
Objectives
· Reduce through traffic impact in residential areas by means of road
design and traffic management.
· Enhance the function, safety and appearance of Stillwater's streets,
highways and major entryways into the city.
· Utilize pervious and other green technologies .for stormwater treatment
associated with parking lot andqstre~t improvements where possible
and economically feasible.
· Use topography and other site planning methods to minimize the visual
presence of parking lots.
· Maintain existing public stairways throughout the community,
particularly in the downtown.
· Study the use.,of the railroad line right of way for potential use as a
walkway and/or bikeway connecting downtown to the city areas to the
west.
· Explore alternative transportation and transit opportunities for
Downtown Stillwater.
· Develop pedestrian pathway and bikeway plan to provide for
recreational and commuter trips.
· Work with Washington County and the state in developing park and
ride lots, trailway systems and other programs to reduce auto use.
· Increase transit ridership and support transit service for transit
dependent residents, particularly senior citizens, provide adequate
transit facilities (bus stops, transfer station) to support transit use, and
cooperate with the regional transit authority and Washington County to
provide conveniently located park and ride facilities at major transit
stops.
Page 35
3 rd Draft
October 15, 2008
Policies
Policy 1: Work with MnDOT, County, local government agencies and local
businesses/employers to address transportation management methods to
relieve bridge traffic congestion concerns.
Policy 2: Ensure that planned transportation infrastructure, capacity and
access will accommodate proposed land use and development.
Policy 3: Improve traffic and parking in and around commercial areas.
Policy 4: Encourage transit use through subdivision design, land use
planning and education.
Policy 5: Plan and construct a city-wide bikeway system throughout the city
to connect major activity centers and scenic open space area.
STREETSCAPE HIERARCHY
A hierarchy of streetscape treatments is recommended to emphasize and
respond to the different downtown districts, role and function of each street
within the downtown. Many of the streets within a block of Main Street have
very narrow rights-of-way and are utilized very efficiently. However, many of
the secondary streets adjacent the core have wider underutilized rights-of-
way. This presents an opportunity to use the area more efficiently and create
more "complete" streets w~ich~balance the need to provide vehicular capacity
and parking with pedestrian and bicyclist,safety and comfort. The hierarchy of
streets is illustrated on Figure 17, and includes four streetscape types.
1. Gatewavs and View Corridors: Preservina the Essence of
Stillwater
The streets classified as gateways act as the approach routes and
gateways by direCting regional traffic to the core downtown. These street
segments should signal to motorists they are entering a downtown district
and traffic calming elements should be added to the streetscape to reduce
the perceived scale of the street. Treatments may include boulevard trees,
distinctive lighting, entry monuments, and directional signing. Gateways
include:
· Trunk Highway 95 north of Elm Street and south of Nelson Street.
The limestone bluffs, woodlands and views to the St. Croix River shape
the character of the gateways in these segments and should be
preserved.
Page 36
3 rd Draft
October 15, 2008
· Myrtle Street west of 2nd Street. The most dramatic view of
Stillwater's natural setting is from the top of the bluff as you approach
downtown on Myrtle Street. The street corridor, shaped by trees,
buildings and limestone walls, directs your view to the gazebo, river
and bluffs beyond. Future infill development should reinforce the view
corridor through building placement, architecture, materials and
streetscape treatments. The Comprehensive Plan also proposes a city
bike path be included within the Myrtle Street corridor.
View Corridors
Views of the riverfront, limestone bluffs, significant buildings, and other
landmarks create a cognitive map of the city and orient people within
the downtown. The natural features that define the boundaries of the
downtown also create long encompassing views that allow you to see
the entire downtown from one vantage point. The important view
corridors within the downtown include:
· North of Terra Springs looking south on Main Street into the
core downtown.
· At the Oasis Restaurant looking north on Main Street into the
downtown.
· On Olive, Myrtle, Mulberry and Chestnut Streets from the top of the
bluff looking into the core downtown and the riverfront.
Page 37
3 rd Draft October 15, 2008
. North and south along 2nd, 3rd, and 4th Streets from the top of the
bluff into the core and fringe downtown areas.
The Downtown Framework Plan identifies some key objectives for the
improvement of the gateway and view corridors within the downtown.
These key objectives are:
. Preserve natural character of bluffs and river along north and
south gateways into downtown. Enhance these corridors with
native landscaping, frame views to the downtown, improve
pedestrian connections and open views to river.
. Shape edge of gateway corridors with architecture, landscaping
and sign ordinances.
. Reinforce natural features, landmarks, steeples and significant
structures along gateway corridors.
. Reinforce Olive, Myrtle, Mulberry and Chestnut Streets as
primary pedestrian view corridors iflto the downtown.
Page 38
Page 39
3 rd Draft
October 15, 2008
2. Primary Activitv Streets: Linkina Downtown to the Riverfront
These streets are within the core retail, business and cultural heart of the
city and serve as primary commercial frontage, vehicular and pedestrian
linkages between the Core downtown along Main Street, municipal parking
and the river. Primary activity streets include Main, Nelson, Olive,
Chestnut, Commercial, and Mulberry Streets. These streets will receive
the most intense streetscape treatments which may include on street
parking, sidewalk bumpouts with street trees where possible, pedestrian
scaled ornamental light fixtures, decorative paving, benches, parking lot
buffers, planting areas, kiosks, banners, public art, and a coordinated
signing system.
The right-of-way for many of these streets is narrow and presents some
spatial challenges for including streetscape treatments. The geometric
requirements for each street will need to be evaluated to determine what is
possible.
Connections between Main Street and the Waterfront
The following examples illustrate potential street?cape treatments to
Nelson and Myrtle Streets that will improve connections to the waterfront
by:
. Improving pede~trian comfort and safety by providing sidewalk
bumpouts to define traffic lanes, shorten crosswalks and provide
space for trees and other landscape materials.
I
. Provid~ space for directional signing, ornamental lights, kiosks,
public art and interpretive wayfinding system.
. "Improve the view corridors by buffering parking areas and defining
the street edge.
These proposed improvements would not restrict the current traffic flow or
necessarily change in response to reduce traffic counts anticipated after
the construction of the Trunk Highway 36 bridge.
Page 40
3 rd Draft
October 15, 2008
L
.
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Figure 18. Existing Nelson Street
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Page 41
3 rd Draft
October 15, 2008
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Page 42
3 rd Draft
October 15, 2008
Main Street: Reinforce an Environment for Commerce While preserving
the Historic Core
Currently, the segment of Main Street between Commercial Avenue and
Nelson Street is the most concentrated zone of commercial uses, buildings
and pedestrian and vehicular activity. The right-of-way is constrained and
packed full of competing interests. Fortunately the street wall, shaped by the
continuous building frontage, creates a classic enclosed "main street" scale
and character. The street wall begins to break down north of Myrtle Street
with the inclusion of more conventional suburban site design and architecture.
If and when the Trunk Highway 36 bridge is built, the anticipated significant
decrease in traffic counts would provide an opportunity to revisit the
geometries of Main Street and possibly reduce the lane widths and widen
sidewalks. Figure 25 illustrates the inclusion, of sidewalkbumpouts on Main
Street in areas where a right turn lane is not needed, such as Mulberry Street.
Also illustrated are shortened and highlighted crosswalks, parking buffers
street trees and planting areas.
-
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Figure 24. Existing Main Street at Mulberry Street
Page 43
3 rd Draft
n
October 15, 2008
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Figure 25. Proposed Main Streetat lVlulberry Street
3. Secondary Activitv Streets: Linkina Neiahborhoods to Downtown
This category includes all other local streets beyond the primary activity
streets within a 10 minule walk of downtown. These streets serve the
fringe of downtown and provide linkages between the neighborhoods,
parking lots, and the cqr'nmercial core. Treatment of these streets will
have to be analyzed on a street-by street basis and may include narrowing
lanes, widening sidewalks and boulevards, storm water infiltration,
incorporating street trees and decorative lights, as well as, highlighting
crosswalks, and accommodating bicycles.
4. Special Streets
Four streets within the downtown present opportunities to shape important
districts, define important connections, and provide important pedestrian
space for the future. These streets deserve unique treatments and include
3rd and 4th Streets, Commercial Avenue, and Chestnut Street between
Main Street and the bridge.
3,d and 4th Street: Institutional District
Third and Fourth Streets are designated as secondary streets and could
be redesigned to utilize the right-of-way more efficiently. Figures 28, 29,
and 30 illustrate how narrowing lanes, widening sidewalks and boulevards,
incorporating street trees and decorative lights, as well as, highlighting
crosswalks can create a safer pedestrian realm and compliment the
institutional district.
Page 44
3 rd Draft
October 15, 2008
...------
----60'ROW----___
Figure 28. Existing 4th Street Section
-------11'________ I
........--8._____
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Figure 29. Proposed 4th Street Section
Page 45
3 rd Draft
October 15, 2008
Library
/
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Figure 30. Proposed Street TreatIlJent
City Hall
North 4th Street Improvements
Sidewalk bumpouls
Improve crosswalks
Boulevard with trees & lights
Infill Development
Reinforce Institutional District
Shape gateway on Myrtle Street
Green setback on 4th street
.
Commercial Avenue Connection: Linkil)g Neighborhoods to Main Street
and the River
A primary objective of the Framework Plan is to improve Connections from the
residential neighborhoods to Main Street and from Main Street to the river.
Commercial Avenue will become the~primary link between the new ramp at
2nd and Main Street.
To improve this important connection Commercial Avenue is proposed to
include parking on one side of the street only, sidewalk bumpouts and street
trees where possible, highlighted cross walks, pedestrian scaled ornamental
light fixtures, decorative paving, benches, parking lot buffers, planting areas,
information kiosks and lor wayfinding elements (See Figures 31 and 32.)
Page 46
3 rd Draft
October 15, 2008
_. . .
OR SALE LEASE
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Figure 31. Existing Commercial Avenue
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Page 47
3 rd Draft
October 15, 2008
Commercial Avenue Plaza: Focus of Commercial, Pedestrian, Transit,
and Cultural Activity
A public plaza is proposed as the primary link along Commercial Avenue from
Main Street to the river. A riverfront amphitheater is planned at the terminus of
the plaza. This finger of open space will bisect the riverfront parking lots
bringing a more direct connection to the river from Main Street (See Figures
34 and 36).
A mixed use commercial building is proposed to infill the remainder of the
public parking lot and vitality to the downtown by fronting directly on
Commercial Avenue Plaza and Main Street.
Transit Station
A transit facility is proposed to be included in the river side of the mixed use
building on Commercial Plaza. Water Street is proposed as the c:irculation
route for buses with the primary stop at Commercial Street Plaza. ;rhe
combination of the activity generated by the transit facility, commercial uses,
pedestrian linkages to the river and amphitheater, plus the proximity to new
bike paths should make Commercial Street Plaza a very active and
memorable place.
Figure 34. Plan View of Commercial Avenue Plaza
Page 48
3 rd Draft
October 15, 2008
Figure 35. Existing Condition
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Figure 36. Proposed Commercial Avenue Plaza
Chestnut Street Plaza
As part of the future Trunk Highway 36 bridge project the Minnesota
Department of Transportation (MNDOT) will be converting the existing historic
lift bridge into a vehicle free pedestrian and bicycle connection. Chestnut
Street east of Main Street will also be partially converted into a pedestrian
plaza. The Stillwater lift bridge will be maintained as an important connection
for the park system and to the heritage of the area
Structured Parking
Four sites were identified within the North Main Street study of 2004 as
potential public parking structures. The sites include: the corner of 2nd and
Mulberry Street, Commercial Avenue at 2nd Street, 2nd Street between
Page 49
3 rd Draft October 15, 2008
Chestnut Street and Olive Street, and 2nd Street at Nelson Street. At the time
of this writing, the Commercial Avenue structure was planned to begin
construction in the fall of 2008.
Incorporating structured parking will foster a more compact development
pattern by making available surface lots for a higher and better use such as
housing/commercial mixed use infill redevelopment. The demand for surface
parking along the water front may be offset by structured parking along 2nd
Street and thus provide an opportunity to expand the riverfront open space.
The steep terrain of Downtown Stillwater enables parking structures to be set
into the bluff and thereby minimizing there visual presence. This condition
also enables vehicles to enter on different levels of the ramp.
The Framework Plan also illustrates the use of commercial liner buildings
along the frontage of parking structures to promote a more active and vital
street environment.
Implementation
To implement Transportation, Transit, and Streetscape Hierarchy section of
the Downtown Framework Plan, the city will consider the following measures:
To develop a coordinated transportation system that~provides for local as well
as area- wide traffic,)he City of Stillwater will':
. Develop an area-wide coordinated road improvement program with
Mn/DOT ana Washington County.
To develop and locate new roads sensitive to historic structures and sites, as
well as natural features, the City of Stillwater will:
. Develop a comprehensive streetscape plan for planting and
improvements shall be developed for major streets. This would have
aesthetic and'traffic calming benefits.
To make it easy and convenient to travel in and around Stillwater, tie allowable
new development to the capacity of roadways; limit impact of non-residential
traffic in neighborhoods when possible and develop a comprehensive
sidewalk, trial and bikeway system, Stillwater will:
. Develop a comprehensive signage program. The program will identify
key gateways into the city; will create gateway signage/monuments;
will create consistent directional signage; and will direct regional traffic
to downtown Stillwater via routes that avoid residential neighborhoods.
. Provide bicycle parking, locations and attractive bicycle storage racks
at key locations including parks, downtown and commercial centers.
. Work with state, regional and other partners on a transit plan.
. Keep updated parking plan and parking management program for the
downtown area.
. Consider developing a parking plan to improve the usage of
underutilized public/private parking in Downtown Stillwater.
Page 50
3 rd Draft
October 15, 2008
To provide an integrated system of roads, bikeways, transit lines, and
pedestrian paths, the City of Stillwater will:
. Develop and implement a bikeway system facilities plan and
implementation program.
. Continue implementing the sidewalk/pathways maintenance and
improvement program.
. Develop a plan for sidewalk and trail snow removal.
. Improve the appearance of bus stops and better integrate stops into
neighborhood or area design.
. Encourage MnDOT to provide continuous bicycle paths along the
frontage road from CR 15 to TH 95 and along Highway 95 from Oak
Park Heights to TH 95 through the downtown area.
Page 51
3 rd Draft
October 15, 2008
C. PARKS, TRAILS AND RIVERFRONT
The riverfront has played a major role in the evolution of Downtown Stillwater
as a major destination and Minnesota's iconic "River Town." A primary goal of
this plan is to reinforce the riverfront as the focus of the downtown Stillwater's
open space system and as a significant cultural and historical amenity, as well
as a dynamic asset for economic development. Along with the riverfront, the
parks, trails, stairways, and streetscapes create a network of connections and
amenities which will attract and retain residents and businesses, balance
pedestrian and vehicular needs, and provide spaces for a variety of gatherings
and festivals to build economic value overtime.
The riverfront plan proposed in this framework synthesizes and combines
recommendations from several previous parks and open space plans
including: the Lowell Park Plan (1992), the Aiple Property/Kolliner Park Master
Plan (1998), the North Main Street/Lowell Pa~k Plan Update (2004), and the
Stage 3 Levee Plan.
GOAL
Reinforce the riverfront as the focus of the Downtown Stillwater open
space system and as a significaqt cultural and historical amenity.
II
Proposed J6weIl'Pilrlt..
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Figure 37. Proposed Riverfront Improvements
Policy 1: Bikeways, hiking trails, rest areas and picnicking accommodations
should be provided within designated trail corridors, wherever feasible. In
addition the trails and staircases connecting neighborhoods into downtown
should be well identified with signage. A linear trail should be developed in
Lowell Park running from the Dock Cafe to the MN Zephyr depot. Trail
connections should also be explored that connect Lowell Park to the Aiple
property, Kolliner Park, the Boom Site, as well as to regional and state trails.
Page 52
3 rd Draft October 15, 2008
Policy 2: The city should work together with other agencies to develop a trail
system to connect the Aiple property to Downtown Stillwater and Kolliner Park.
Policy 3: Continue to explore the feasibility of acquiring additional land along
the St. Croix River for park purposes.
Policy 4: The city-owned Aiple property and Kolliner Park shall be preserved
for its natural setting and passive recreational opportunities.
Policy 5: Balance the functional design of the levee with aesthetic
considerations and connections to river.
OBJECTIVES
· Preserve, enhance and restore the riverfront based on its natural
setting, recreational uses and historic integrity for the enjoyment of
residents and visitors.
· Design parking to serve both the downtown and Lowell Park. Screen
views of parking from within Lowell Park and improve the visual impact
of parking in the downtown area.
· Encourage access to Downtown Stillwater from the river.
· Provide setting, location, anddesign for special downtown festivals and
events.
· Integrate elements of.the Stage 3 Levee by providing permanent 50
year flood protection that is designed into the downtown circulation and
open space system. Improve the cpnnections between Old Town
neighborhoods, downtown, and the riverfront through improved visual
~ccess, trails, streetscape treatments, and spaces.
Page 53
3 rd Draft
October 15, 2008
Figure 38. Riverfront Plan
LOWELL PARK FLOOD CONTROL, PARKING, AND REGIONAL TRAIL
Page 54
3 rd Draft
October 15, 2008
Concurrently with the downtown comprehensive planning process, the City of
Stillwater has been collaborating with the Army Corp of Engineers in the
preparation of final phase of the flood control improvements for the downtown
riverfront. The timing of this process has been fortuitous because the
objectives of the Downtown Framework Plan could be integrated with the
objectives of the flood control plan to balance the functional design of the
levee with aesthetic considerations and connections to the river. As a result
the proposed levee south of Mulberry St. has been converted to a seat wall
that will provide 50 year flood protection seamlessly integrated into Lowell
Park.
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Figure 39. Final Phase of Flood Protection Improvements
Page 55
3 rd Draft
October 15, 2008
The Army Corp of Engineers with SEH, Engineering Consultants, prepared an
Engineering Documentation Report (EDR) that summarizes the key points of
the flood control design and engineering. Pertinent excerpts for the
Comprehensive Plan from the EDR are outlined below.
St. Croix Riverfront Historical Background
The St. Croix River is one of America's first "Wild and Scenic Rivers" and is
subject to the legislation that protects such designated rivers.
Stillwater was established in 1843 as the result of abundant timber resources
and the river which provided the necessary transportation of the timber. Three
and a half billion logs passed through the nine sawmills located on the
riverbank at the Port of Stillwater. The sawdust and wood debris make up a
portion of the soil of the riverfront.
A formal park was established along the riverfront in 1911 and named Lowell
Park. A double retaining wall system was cQnstructed in 1938 to project the
fragile riverfront from erosion, and protect most of the flood plain from annual
flooding. The riverfront retaining wall was built by the~.WPA when the Corps of
Engineers constructed Lock and Dam No.3 on the~Mississippi River at Welch,
Minnesota. The wall, the park, a lift bridge across the St. Croix River, and
downtown Stillwater are included on the National Register of Historic Places.
Stillwater has a population of about 18,000 and is a major tourist destination.
During the summer months and the peak fall colors jt'is not unusual to have
20,000 visitors a day to the city. The riverfront is a focal point for many of the
tourist activities.
Project Description
The current flood control project is divided into three stages as described
below.
Stage 1 involved the repair and reconstruction of the 1,000 foot long existing
double retaining wall system from Nelson Street on the south end of the
project to the gazebo near East Myrtle Street at the north end. Construction of
Stage 1 was completed in November 1997.
Stage 2 involved extending the existing wall system to the north and installing
riprap erosion protection to the south of the existing wall. The wall system was
extended approximately 900 feet from the gazebo near East Myrtle Street to
the north side of Mulberry Point located at Mulberry Street.
Due to poor subsurface conditions which included an extensive layer of
organic silt which was the result of a dam break on McKusick Lake and its
associated debris flow, sawdust, and wood debris left over from sawmills that
once existed in the area, a surcharge of the Stage 2 construction area was
completed to improve the soil conditions at Mulberry Point. The surcharge
project was designated Stage 2S. Construction of Stage 2S was completed in
1999 and construction of Stage 2 was completed in November 2002.
Page 56
3 rd Draft October 15, 2008
Stage 3 involves the expansion of the wall system. This portion of the project
consists of constructing a low floodwall along the western side of Lowell Park
paralleling the railroad right-of-way. The floodwall consists of a sheet pile
founded concrete I-wall extending approximately 3 feet above the existing
ground level. Other Stage 3 project features include a seepage control system
and interior flood control facilities including portable pumping facilities.
In order to facilitate Stage 3 improvements, the City of Stillwater purchased the
railroad property that traversed the entire downtown area and removed the
railroad tracks. A secondary benefit of purchasing the railroad property is that
the city can incorporate it into the floodwall project. Removal of the railroad
tracks also impacts the plans for construction of the emergency levee during
major floods.
Regional Trails
Loop Trail
In conjunction with the new river crossing a continuous loop trail is proposed to
connect Minnesota with Wisconsin. The trail would run across the new bridge,
then north along Trunk Highway 95 through the former Aiple barge site and
the city's South Main Street public parking lot, then continue through
downtown along the former railway to Chestnut Street, where it would turn
eastward over the historic lift bridge and head into Wisconsin and turn south
to return to the new river crossing bridge.
Zephyr Trail
Washington County has committed funds for a significant portion of the cost of
purchasing the Minnesota Zephyr railroad line. Together with the Minnesota
Department of Natural Resources and other agencies the line would be
converted to a trail. The trail would begin at the Zephyr Depot and follow the
rail alignment northward into the Brown's ,9reek valley. From here it would
head westward and join the Gateway Trail out of St. Paul.
Other Trails
The Parks and Trails Ct;)apter of the 2030 Comprehensive Plan proposes
other new trail segments. One is a city bike path within the Myrtle Street
corridor all the way through the downtown to the river. Another trail link is
proposed along East Elm Street to the north of downtown. This trail would
utilize excess right-of-way and connect North Hill neighborhoods to the future
Zephyr Trail.
Riverfront Parking
Currently, the riverfront parking lots present a physical and psychological
barrier between Main Street and the riverfront. A primary objective of the
Framework Plan is to design parking to serve both the downtown and Lowell
Park, while minimizing the barrier effect through improved pedestrian
connections, landscaping, streetscapes, signage and open space expansions.
Also, demand for surface parking along the waterfront may be reduced
somewhat by the construction of the proposed municipal structured parking on
2nd Street at Commercial Avenue. This would provide more flexibility in
reconfiguring the current parking areas to allow for more landscape and open
space improvements.
Page 57
3 rd Draft
October 15, 2008
The current dimensions for some of the parking areas are generous and
inefficient. The Framework Plan illustrates a parking configuration that
maintains a simple circulation pattern, minimizes the parking aisle and row
dimensions and accommodates expansion of Lowell Park to the north. Water
Street is maintained as a circulation route for service vehicles, visitors and
future transit.
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Figure 40. Framework Plan's Effect on Parking Spaces
Page 58
3 rd Draft
October 15, 2008
Floodwall Alignment
The alignment of the floodwall throughout the project area had to
accommodate parking lots, the regional bike/walking trail, decks and patios for
businesses, and historic park features. The city also stressed that they
wanted minimum impacts to the trees in Lowell Park. In addition, the landward
side of the floodwall must accommodate the construction of a temporary
earthen dike for flood events that exceed the 50 year flood event elevation of
the floodwall.
Flood Control/Seat Wall
One of the main goals in the layout of the floodwall alignment and parking lot
grading was to minimize the exposed height of the wall. The City desired to
have the wall as low as possible so that it would not block views of the river
from downtown, or give the appearance of a barrier to the Lowell Park. It was
also a goal of the city to use the floodwall as a seating wall. Where necessary
the parking lots will be graded to give the appearance of a low 'CIa I I. For the
majority of the wall south of Mulberry StreetJhe resulting wall exposure is
about 2 feet. r'
r
r
r
r
There are five sections planned for the floodwall. The design of each depends
upon surrounding topography and other existing conditions. Therefore, each
is unique to its specific location. The"five sections are described below.
Section A: North of Mu/berry Street 7
The portion of the floodwall north of Mulberry Street is located west of the
current access road to the Stillwater Marina. This allows for the construction
of additional parking in the area. The regional trail would be adjacent to the
floodwall on its west side. Therefore, the,,exposed height of the wall on the
west side will be about 2 feet. But~ the exposed height on the east side of the
wall would be 4-5 feet to accommodate the parking and access road. The top
of the wall will not accommodate seating in this area and instead will have a
railing for safety. This can be seen in Figure 40.
Page 59
3 rd Draft
October 15, 2008
in.€'trcJ
,
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Old ra~'oild It OVlI var;c."S
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Figure 41. Section of Floodwall
Section B: Mulberry $treet
The 1992 Lowell Park Plan included a performance pavilion at Mulberry Point.
This caused the storm sewer discharge pipes and the water control structures
at Mulberry Street to be routed around the, proposed pavilion location. In the
current Comprehensive Plan the pavilion at Mulberry Street has been
eliminated and Commercial. Street is now designated at the location of the
amphitheater.
The ground topography general tapers lower as you approach Mulberry Street.
Thus, the exposed floodwall height increases therefore the seating area at the
top of the floodwall was eliminated between Commercial Street and Mulberry
Street. The exposed wall on the west, or landward, side of the wall is about 2
feet since the regional trail will be adjacent to the west side of the wall. The
exposed height of the wall will be about 4.5 feet on the east, or landward, side
of the wall at Mulberry Street.
A road raise was designed in Mulberry Street at the floodwall in order to
reduce the exposed height of the wall, to better accommodate the regional
trail, and reduce the height of an emergency levee. The maximum height of
the road raise is about 2 feet. Due to the road raise the speed limit of the road
in this area will need to be reduced from 30 mph to 20 mph.
Page 60
3 rd Draft
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Figure 42. Section B of Floodwall
Section C: Commercial A venue Amphitheater
An amphitheater is proposed along this segment of the floodwall. The
amphitheater would be an addition to Lowell Park ~t the terminus of the
Commercial Avenue Plaza. The proposed improvem~nts in this area would
accomplish several objectives:
· Increase the open space area of North Lowell'Park to accommodate
larger events. The Commercial A venue location works well for this
objective because it.aligns wit~, the floating stage that is currently used
for Lumberjack'Days and other events.
· The city parkJng lots, in this area facilitate expansion of Lowell Park.
· A strong pedestrian connection is possible at this location that would
link Main Street with the amphitheater and river beyond.
The combination of activity generated by the planned municipal ramp
one block west on Commercial Avenue, a potential transit facility, new
commercial uses, pedestrian linkages to the river and amphitheater,
plus the proximity to proposed new bike paths here should make
Commercial Avenue Plaza a very active and memorable place.
Figure 43. Proposed Amphitheater
Page 61
3 rd Draft
October 15, 2008
Potential mixed
use/residential
Jf
,-...,J
('/,1.-
'-.-/
;;~~
L.......
Commercial Ave.
plaza
- ./
~~-- 5
. .......--.
- :r ~,<- ~"'"-<...J"- -z
..... ,~--.... J-.- ~. J
Potential mixed
useltransk facility
Bik2 trail
~- - Amphitheater
Flood control seat
wall
Pot.ential tre-~ ICQtlOn~ to ~ oocrdmarod
with floc:d control aperatiom
10'
Bikp.trail
Figure 45. Section C of Floodwall
Page 62
3 rd Draft October 15, 2008
Alternative Section C: Short Term Alternative Alignment
One of the challenges for the floodwall alignment in this section is that the city
does not own all of the property immediately to the west of the former railroad
right-of-way. Consequently, the full arc of the amphitheater can not be built at
this time. Until that is possible an interim truncated version is proposed. This
interim version can be seen in Figures 46 and 47. The short term solution for
the floodwall is to terminate it at each side of the amphitheater. The grade
between the ends of the floodwall would be raised to the 50 year flood event
elevation of 691 feet above sea level, the same height as the top of the
floodwall. The ground will be sloped toward the river so that people sitting on
the grass in the park can look down toward the performance stage on a barge
in the river. This solution would also allow for an emergency levee to be built
without encroaching on private property.
~
=
-=
~ -..-
Figure 46. Interim Amphitheater Plan
90'
Private Parking
)' 10'-12' , 10'
-.<-/.- -"/ -,(
~
[
~
g'
.~
~
Figure 47. Interim Amphitheater Cross Section
Short term pedestrian
connection
Amphitheater
Short term focal elemenU
sculpture
Barge stage area
Short term walk
Existing private parking lot
Seating area
Flood barrierlseatwall
Bike trail
Bike trail
Pedestrian walk
Amphitheater
Page 63
3 rd Draft
Section 0:
Street
The main challenge in the alignment, in this section of floodwall, is the
presence of The Water Street Inn located immediately adjacent to the former
railroad right-of-way. Therefore, the regional trail corridor needed to be
aligned so that there was a safe separation from both the Inn and the edge of
the city parking lot.
October 15, 2008
Floodwall Alignment between Chestnut Street and Myrtle
Another challenge in this reach is the presence of a historic retaining wall
along the St. Croix River bridge concourse and electrical facilities required for
operation of the lift portion of the bridge. The floodwall was curved to the west
to avoid the wall and electrical facilities.
In this section there are historic staircases in Lowell Park on the east, or
riverward, side of the wall. The floodwall was positioned so that it would not
impact the staircases and to allow for construction of a sidewalk between the
staircases and the floodwall.
I
I
:!:l
~I
",I
",I
"',
g:l
g'1
~I
:ii,
--
,
,
,t 10.012. 4',
11'1
:?
~
a.
Vari~\ 78. . 81"
60'
Par'''9 ~yout to be adJu'ted to
site ~pecificc:omjition5
Figure 48. Section D of Floodwall
Section E: Floodwall Alignment between Nelson Street and Chestnut
Street
As with Section D, the challenge throughout this section of floodwall is in
accommodating wall, boulevards, parking lot and trail corridor all within the
relatively confined distance between Lowell Park and the deck of the Freight
House Restaurant. A boulevard was designed between the parking lot curb
and the floodwall to allow for snow removal and to account for the overhang of
cars. Similarly a boulevard was factored in on the west side of the parking lot
Page 64
3 rd Draft October 15, 2008
so that vehicles do not hang over the regional trail. The position of the
regional trail is midway between the back of the parking lot curb and the
Freight House Restaurant deck.
As with Section D, the alignment of the floodwall was curved westward as it
approached Chestnut Street in order to avoid the historic concourse wall at
Chestnut Street.
I
I
?:,
:;:.
~I
~I
~I
:-:: I
g'1
-fil
;EI
Vali",~ 78' - 87'
,
,
0"'
.,,'
~.I
..'
:;::::;:::1
E ~ I
~ '0 I
~f:
,
60.
30.
P,l'k"irloJ lay:JllTtoh>> arljLJstpl1tD
'iiTo!':>p!'{.tifronctiri(jn'i
Figure 49. Section E of Floodwall
Implementation
To implement the Parks, Trail, and Riverfront section of the Downtown
Framework Plan, the city will consider the following implementation measures,
which were developed from the goal and policy categories, listed in the
beginning of this chapter.
· Prepare integrated and detailed park plans for the downtown riverfront
properties based on the concept plans developed as part of the Lowell
Park Plan (1992), the Aiple Property/Kolliner Park Master Plan (1998),
the North Main Street/Lowell Park Plan Update (2004), and the Stage 3
Levee Plan.
· Maintain the Stillwater/Houlton Bridge as an important connection for
the park system and to the heritage of the area.
· Explore developing plans for additional points of public access to the
river.
· Upgrade Mulberry point to the passive recreational and pedestrian
character defined by the Morrell and Nichols Lowell Park Plan.
· Develop Mulberry Street into a more formal "processional" boulevard
linking the Riverfront and Main Street.
· Expand Lowell Park area toward Water Street.
Page 65
3 rd Draft October 15, 2008
· Provide pedestrian amenities such as landscaping, visitor center,
restrooms, trails, sidewalks, and interpretive sites of the downtown and
river.
· Consider incorporating performing and visual art within Downtown
Stillwater.
· Improve existing stairway connections to adjacent residential
neighborhoods with landscaping, lighting, and a wayfinding system.
· Incorporate more viewing areas with benches - particularly looking
north from the south bluff.
D. Local Economy and Tourism
The City of Stillwater has made a conscious decision to build its economy by
capitalizing on its historical riches and maintenance of a high quality of life.
Stillwater is a destination location for residents of the Twin Cities Metropolitan
Area and beyond. This destination status provides a wealth of economic
activities that would not normally be expected in a community of ~he size and
demographic characteristics of Stillwater. During the summer months and
when fall foliage colors peak it is not unusual to have 20,000 visitors a day in
the city. The riverfront is a focal point for many of these tourist activities.
By maintaining the city's quality of Rlace, not only does it receive additional
economic benefit from tourism, but it attracts residents and businesses that
treasure the unique marriage of small town living with high quality and unique
merchants typically only found in much larger'communities or the central
cities.
This Local Economy and Tourism section'of the Framework Plan will:
Outline the city's goals and~policies with respect to economic development
and tourism;
Summarize market research and analysis that was completed for the 2030
Comprehensive Plan process; and
Provide a list of programs for implementation of the goals and policies.
Local Economy
As the "Birthplace of Minnesota", Stillwater has not only one of the oldest
economies in the state, but also one of the more vibrant. The city has
consistently exceeded the suburban economic norms for the metro area,
particularly in the area of employment. The city worked with citizens to
prepare economic development goals with supporting objectives, policies and
programs. The goals, objectives and programs are the foundation of the Local
Economy and Tourism section of the Downtown Framework Plan. They
highlight the city's role in protecting and enhancing the local economy in the
coming years.
Page 66
3 rd Draft
October 15, 2008
Goals
Goal1.lncrease the tax base and provide opportunities for economic growth
for Stillwater and Stillwater area residents.
Goal 2. Promote and maintain the downtown as a central focus for community
economic and cultural activity.
Goal 3. Provide new locations for job growth in close proximity to housing and
with convenient access.
Objectives
Support business expansion in the downtown commercial district and West
Stillwater Business Park area.
Policies I
Policy 4. Work with local and regional economic development interests to
promote local economic development.
Policy 5. Encourage downtown as a relocation destination for successful
businesses.
Tourism
Stillwater's preserved historical sites of the 1800's lumbering era have made
the city an attractive destination for tourists. Much of the downtown area is
filled with businesses targeted to this tourist trade including historic hotels,
beds and breakfast, museums, riverboats, the Minnesota Zephyr, specialty
shops, and a variety of restaurants. Stillwater is also host to many special
events that annually draw thousands of tourists to the community including,
Lumberjack Days, The Rivertown Art Festival and Music on the Waterfront.
;~~
Page 67
3 rd Draft
October 15, 2008
Goals
Goal 1: Promote tourism consistent with retaining Stillwater's unique natural
resources and historic and architectural character.
Objectives
Maintain Stillwater's historic, cultural and natural resources, community
uniqueness
Support historic preservation efforts
Support tourism as a major basic city industry
Support public improvements and maintenance that enhances the
attractiveness of downtown
Policies
Policy 1. Attract visitors and shoppers to the comm~nity
r
Policy 2. Support year around activities that enliven the downtown public and
cultural life
Policy 3.
Policy 4.
Policy 5.
to visit
Policy 6. Work with the Stillwater Area Chamber of Commerce and
Convention and Visitors Bureau in promoti"ng downtown activities and
improvements
Promote activities which lengthen the time visitors spend in Stillwater
Reinforce the unique historic character of downtown
7
7
Maintain public facilities so that the downtown is an attractive place
Page 68
3 rd Draft
October 15, 2008
MARKET ATTRIBUTES OF DOWNTOWN STILLWATER
Bonestroo analyzed the current and historic market trends for retail, office, and
residential uses, as a majority of downtown is devoted to one of these three
uses.
Downtown Stillwater consists of a mix of businesses and residences that exist
in a unique setting within the Twin Cities Metropolitan Area. The positive
characteristics that contribute to the economic vitality of the area include:
Positive Attributes
. Location along a protected National Scenic Waterway (the St. Croix
River) *
. Topography that is varied, which allows for desirable views of city
structures and the St. Croix River Valley
. Cohesive, well-preserved stock of historic b*uildings
. Pedestrian-friendly environment
. Well-known throughout the metropolitan region
. Strong community identity (sense of prjde)
. Vibrant retail/commercial activity
Despite the positive characteristics that have contributed to the downtown's
economic vitality, there are challenges such as:
Negative Attributes
. Limited accessJrom major metropolitan highways
. Perceived lack of convenient and/or accessible parking
. Traffic I
. Limited offerings for local residents
. Few, if any, transit options
. Limited development or redevelopment opportunities
. Location that is somewhat isolated from the metropolitan area
DEMOGRAPHIC ANAI..:YSIS
Because of Downtown Stillwater's uniqueness, many of the businesses draw
customers from throughout the metropolitan region. This is also true of
households who want to live in Downtown Stillwater. Therefore, the future
potential of both commercial and residential growth is strongly related to
regional demographic trends. The following are key conditions affecting
Downtown Stillwater:
. The population and household base of the 13-County Twin Cities
Metropolitan Area is forecasted to grow steadily through 2020 (see
Tables 1 and 2). A growing metropolitan area will mean a growing
consumer base for businesses located in Downtown Stillwater.
Page 69
3 rd Draft October 15, 2008
. The population is aging and the proportion of households with young
children is declining at both the regional and local level (see Tables 3
and 4). This suggests that over the next 10 years, as more households
reach retirement age, discretionary spending of the type that supports
many downtown establishments will increase.
. Through 2020, Washington County and communities adjacent to
Stillwater are forecasted to grow at rates that will exceed the
metropolitan growth rate (see Tables 1 and 2). This suggests that
commercial activity associated with convenience-related and other
non-destination retail has the potential to increase in the downtown
provided these new growth areas are easily accessible to the
downtown.
CURRENT DOWNTOWN HOUSING CONDITIONS
For-Sale Market
The for-sale housing market is currently slumping locally, regionally, and
nationally. Historically low mortgage interest rates, lax lending standards, and
rampant speculation during the first decade of the century has led to an
oversupply of for-sale homes on the market. To gauge the impact of current
market conditions on the for-sale housing demand 'downtown, Bonestroo
surveyed recent and current for-sale developments (see Table 5). Below are
important findings:
. New for-sale development primarily consists of multi-story
condominium buildings
. Since 2004, seven, buildings have been built or are under construction
with a total of 336 units
. Of the 336 units, 1.12 (33%) are currently for-sale
. SS;lles haye slowed substantially over the last 18 months
. Very few units undep$250,000 remain available
. Outside the central cities of Minneapolis and St. Paul, Stillwater has
been one of the most popular locations for new condominium
development
Given its current condition, Bonestroo concludes the following about the future
of for-sale housing in the downtown:
. It will remain saturated with available supply and be marked by slow
absorption for the next two years; especially for units priced above
$350,000
. There is some immediate potential to absorb more units priced under
$250,000; however, land and construction costs will make this difficult
to achieve
. Aging baby boomers and empty nesters will continue to trade down to
smaller, more efficient units
. Downtown Stillwater has an unparalleled array of amenities to offer
condo buyers, which will result in a faster rebound in the market
compared to other suburban areas
Page 70
3 rd Draft
October 15, 2008
Rental Market
In contrast to the for-sale market, the rental market has significantly improved
over the last several years. Vacancy rates throughout the metro area have
declined from a peak of 8% in 2005 to below 4% in 2007 (Graph 1). Related
to declining vacancies are rising rents. Over the last two years, the average
rent in the metro area, and Stillwater has increased between 3-5% (Graph 2).
Although increased demand for rental housing has placed upward pressure on
rents, properties in Stillwater typically do not command the same rental rates
as those in other parts of the metro area. This is primarily due to the fact that
the rental housing stock in Stillwater, especially in the downtown, is older and
located in smaller buildings with few amenities (Graph 3).
Given the condition of the rental market, Bonestroo concludes the following:
. Limited new development in the past 10 years along with increased
market demand has resulted in opportunities for additional rental
housing in the downtown
. The strongest demand is for properties targeted to seniors, especially
market rate units with up-to-date layouts, feSltu~es, and amenities
. Some rental demand is from younger house,holds; however,vit is limited
to those who work in the downtown or grew-up in the area
HOUSING DEVELOPMENT POTENTI~L
It is estimated that Downtown Stillwater could support up to 250 new
housing units over the next 10 years. All of these units would be in
multifamily buildings (owned or rented). A significant proportion (between 25-
50%) could be age-restricted. Because of current conditions in the for-sale
market, most of this demand'will not occur~for at least three to five years,
though there is some immediate demand for rental housing.
From 2000 to 2007, about 20% of Stillwater's residential development
occurred in the downtown. Given that available land on the outskirts of the city
will become scarce over the next 10 years, we might assume that the 20%
proportion will increase to 40%. Thus, since the Met Council anticipates
Stillwater will grow by 600 households over the next 10 years, we would
calculate that 40% (about 250 units) could be developed in the downtown.
CURRENT DOWNTOWN COMMERCIAL ENVIRONMENT
Commercial uses in the downtown (i.e., office and retail) mostly consist of
professional service firms (e.g., real estate agents, financial planners,
attorneys, etc.) that occupy small office spaces and destination-oriented retail
shops that are dependent on non-local customers. The lack of other
commercial uses is the result of a transformation that began several decades
ago when the development of auto-oriented shopping centers outside of the
downtown siphoned off convenience-related retail (e.g., grocery stores,
hardware stores, drug stores, etc.). In order to assess Downtown Stillwater's
Page 71
3 rd Draft October 15, 2008
position as an important commercial center, Bonestroo collected data on the
retail and office markets, which are summarized below.
Retail Market Conditions
Metro-wide, the retail market has been strong for many years, but is now
showing signs of a slowdown due to rising energy prices, sagging consumer
confidence, and the slumping housing market. According to the Minnesota
Shopping Center Association, retail vacancy is around 6% metro-wide, which,
though healthy, is rising.
The vacancy rate in Downtown Stillwater appears to be in line with the
metropolitan area. A windshield survey revealed a small number of empty
spaces due to the recent relocation of several businesses as well as a couple
of recently constructed buildings with new space waiting to be filled.
Nonetheless, the vacant retail space has not negatively affected rents, which
range from $16 to $27 per square foot for new space and from $10 to $18 per
square foot for older or less visible space. These are rents that are
comparable to many of the smaller shopping ~enters located throughout the
metro area.
Interviews with real estate professionals familiar with Downtown Stillwater
revealed that many remain bullish on retail market. Some respondents even
cited examples of continued interest froQl national retailers to open stores.
Despite this favorable impression, some respondents also noted that recent
tax changes may have dampened demand'somewhat. However, others are
optimistic that the recent formation of a business.association will improve
market conditions by coordinating marketing efforts among many of the
retailers.
Given the current retail market, the following conclusions can be made:
. A declining retail market will be most strongly felt by shopping centers
built to anticipate residential growth. This won't be the case in
Downtown Stillwater. Instead, Downtown Stillwater's retail market may
increase during this latest economic slowdown because reduced air
travel may increase interest to vacation and thus spend discretionary
dollars closer to home.
. Growth in the number of empty nesters and retirees will fuel demand
for more destination-oriented retail.
. Improved access to Downtown Stillwater will be essential for future
growth; metro area residents must be able to get into and out of
Downtown Stillwater.
. Neighborhood retailers or convenience retail (i.e., hardware stores,
drug stores, etc.) will remain absent from the downtown unless many
more housing units are built in or near the downtown. Assuming the
consumer spending habits of a typical household supports roughly 40
square feet of neighborhood commercial space, then Stillwater will
need to add a minimum of 2,000 new housing units to support such a
retailer.
Page 72
3 rd Draft
October 15, 2008
Office Market Conditions
The metro-wide office market has been improving in recent years as the
overall vacancy rate has declined from 18.9% in 2003 to 14.7% in 2007
(Figure 4). In particular smaller office buildings, which constitute most of the
Downtown Stillwater market, have been performing very well as of late. Over
60% of the firms located in Stillwater have between one and four employees
compared to the metro area rate of about 55% (Figure 5). Moreover, such
figures include commercial properties in Stillwater that are outside the
downtown. If we were able to isolate such data on the downtown, the
proportion of firms with fewer than four employees would likely be even higher.
The businesses that occupy office space in Downtown Stillwater are primarily
financial, insurance, and professional service firms. These tend to be smaller
businesses in which the proprietor has an established client base and locates
their business in Downtown Stillwater out of choice and not out of necessity.
In many instances, the proprietors live in Stillwater as well.
The office space in the downtown tends to be concentrated along 2nd Street
and in lower trafficked areas of Main Street (i:e., north of Commercial Avenue
and upper story spaces). Rents for office space have a wide range, mostly
depending on views. The low end tends to be around $10 per square foot,
while the upper end can be as high as $20 per square foot.
Based on the current office market conditions, "the following conclusions can
be made:
. The demand"for office space in' Downtown Stillwater will continue to
come from small professional service firms because the downtown
lacks sufficient acce1ss to the remainder of the metro area to support
large-scale office users
. Growth in the number of early retirees may increase demand for niche
office space in Downtown Stillwater
COMMERCIAL DEVELOPMENT POTENTIAL
It is estimated that Downtown Stillwater could support approximately
20,000 square feet of new retail space and 10,000 square feet of new
office space over the next 10 years. Most of the retail would be limited to
restaurants and specialty retailers who rely on destination shoppers.
Meanwhile, most of the office space would be limited to small professional and
business service firms with fewer than 20 employees.
From 2002 to 2006, approximately 21,300 square feet of new commercial
space was built in Downtown Stillwater, all of which was classified as Mixed-
Use according to the Met Council. During this same time period, the Twin
Cities developed on average about 560,000 square feet of Mixed-Use
commercial space per year. Downtown Stillwater, therefore, captured a little
more than 1 % of that annual average. If Mixed-Use developments continue at
the same pace and Downtown Stillwater captures a similar proportion of that
development, it would calculate to demand for nearly 65,000 square feet of
Page 73
3 rd Draft October 15, 2008
space over the next 10 years. However, this would be aggressive given
roadway capacity issues and the availability of developable sites. A more
pragmatic adjustment to the calculation would, therefore, be to reduce this
amount by 50%. The result is a forecast for something closer to 30,000
square feet, two-thirds of which is anticipated to be retail in orientation, while
one-third is anticipated to be office in orientation.
Table 1
Population Growth Trends
Stillwater Study Area
1990-2020
Change
Projections I
1990 2000 2010 2020
Stillwater 13,882 15,143 19,100 21,300
Oak Park Heights 3,486 3,957 5,500 5,400
St Joseph, WI (town) 2,657 3,436 4,150 4,720
Bayport 3,200 3,162 4,600 5,300
May Twp. 2,535 2,928 3,200 3,600
Somerset, WI (town) 1,975 2,644 4,174 5,010
Stillwater Twp. 2,066 2,553 2,690 2,940
Somerset, WI (village) 1,065 1,556 2,840 3,580
Baytown Twp. 939 1,533 1,820 1;960
Marine on SI. Croix 602 602 760 880
Subto tal 32,407 37,514 48,834 54,690
Washington County 145,880 201,130 258,542 316,083
SI. Croix County (WI) 50,251 63,155 80,779 95,202
Twin Cities Metro Area 1 2,538,834 2,968,806 3,471,727 3,916,357
1 13-County Metropolitan Statistical Area (MSA)
Numeric
90-00 00-10 10-20
-
1,261 3,957 2,200
"471 1,543 -100
779 714 570
, -38 1,438 700
393 272 400
669 1,530 836
L 487 137 250
491 1,284 740
, 594 287 140
, 0 158 120
-
5,107 11,320 5,856
55,250 57,412 57,541
12,904 17,624 14,423
429,972 502,921 444,630
Sources: US Census; Metropolitan Council; Minnesota and'Wisconsin State Demographic Centers; Bonestroo, Inc.
Table 2
Household Growth Trends
Stillwater Study Area
1990-2020
Percentaqe
90-00 00-10 10-20
-
9.1% 26.1% 11.5%
13.5% 39.0% -1.8%
293% 20.8% 13.7%
-1.2% 45.5% 15.2%
15.5% 93% 12.5%
33.9% 57.9% 20.0%
23.6% 54% 93%
46.1% 82.5% 26.1%
63.3% 18.7% 7.7%
0.0% 26.2% 15.8%
15.8% ""'3"Q.i'% 12.0%
37.9% 28.5% 223%
25.7% 27.9% 17.9%
16.9% 16.9% 12.8%
10-20
Change
1990
Projections I
2010 2020
Numeric
90-00 00-10
2000
Stillwater 4,982, 5,797 7,500 8,100 815 1,703 600
Oak Park Heights 1,322 1,528 2,180 2,300 206 652 120
St Joseph, WI (town) 885 1,193 1,483 1,750 308 290 267
May Twp. 820 1,007 1,200 1,400 187 193 200
Somerset, WI (town) 668 927 1,500 1,870 259 573 370
Stillwater Twp. 639 833 960 1,110 194 127 150
Bayport 743 763 1,140 1,300 20 377 160
Somerset, WI (village) 406 635 1,216 1,590 229 581 374
Bay town Twp. 302 492 600 680 190 108 80
Marine on St Croix 234 254 320 370 20 66 50
Subtotal 11,001 13,429 18,099 20,470 2,428 4,670 2,371
Washington County 49,246 71,462 97,749 122,764 22,216 26,287 25,015
St Croix County (WI) 17,638 23,410 30,814 37,655 5,772 7,404 6,841
Twin Cities Metro Area 1 960,170 1,136,615 1,366,056 1,570,974 176,445 22 9,441 204,918
1 13-County Metropolitan Statistical Area (MSA)
Sources: US Census; Metropolitan Council; Minnesota and Wisconsin State Demographic Centers; Bonestroo, Inc.
Percentage
90-00 00-10 10-20
-
164% 294% 8.0%
15.6% 42.7% 5.5%
34.8% 243% 18.0%
22.8% 19.2% 16.7%
38.8% 61.8% 24.7%
304% 15.2% 15.6%
2.7% 494% 14.0%
564% 91.5% 30.8%
62.9% 22.0% 133%
8.5% 26.0% 15.6%
22.1% ""'34.'8'% 13.1%
45.1% 36.8% 25.6%
32.7% 31.6% 22.2%
184% 20.2% 15.0%
Page 74
3 rd Draft
Number of Households
Stillwater
Oak Park Heights
SI. Joseph, WI (town)
Bayport
May Twp.
Somerset, WI (town)
Stillwater Twp.
Somerset, WI (village)
Bay town Twp.
Marine on SI. Croix
Subtotal
Washington County
SI. Croix County (WI)
Twin Cities Metro Area 1
Percent of Total
Stillwater
Oak Park Heights
SI. Joseph, WI (town)
Bayport
May Twp.
Somerset, WI (town)
Stillwater Twp.
Somerset, WI (village)
Bay town Twp.
Marine on SI. Croix
Subtotal
Washington County
SI. Croix County (WI)
Twin Cities Metro Area 1
Stillwater
Oak Park Heights
SI. Joseph, WI (town)
Bayport
May Twp.
Somerset, WI (town)
Stillwater Twp.
Somerset, WI (village)
Bay town Twp.
Marine on SI. Croix
Subtotal
Washington County
SI. Croix County (WI)
Twin Cities Metro Area 1
Total HH's
1990 2000
4,982 5,797
1,322 1,528
885 1,193
743 763
820 1,007
668 927
639 833
406 635
302 492
234 254
11,001 13,429
49,246 71,462
17,638 23,410
960,170 1,136,615
1000 1000
1000 1000
1000 1000
1000 1000
1000 1000
1000 1000
1000 1000
1000 1000
1000 1000
1000 1000
100.0 7100.0
1000 1000
1000 1000
1000 100.0
Table 3
Household Type
Stillwater Study Area
1990 & 2000
. . .
Married wi Child Married wlo Child Other *
1990 2000 1990 2000 1990 2000
-
1,616 1,589 1,388 1,724 647 802
324 324 331 374 174 224
372 430 298 453 54 96
161 142 249 233 71 114
358 386 274 378 58 79
249 310 216 324 71 105
321 357 222 334 39 45
122 138 91 121 61 132
138 218 100 185 26 33
73 65 88 92 20 21
3,734 3,959 3,257 4,218 """T,'i"i'i" 1,651
19,058 24,307 14,671 2;,011 51548 8,347
6,439 7,206 5,220 7,204 1,657 2,536
269,928 294,213 258,213 298,924 120,817 151,166
32.4 27.4 27.9 29.7 130 13.8
24.5 21.2 25.0 245 13.2 14.7
42.0 36.0 33.7 38.0 6.1 8.0
217 18.6 33.5 30.5 9.6 14.9
43.7 383 33.4 37.5 7.1 7.8
37.3 33.4 323 35.0 10.6 113
50.2 42.9 34.7 40.1 ,6.1 5.4
30.0 217 22.4 19.1 15.0 20.8
45.7 443 33.1 37.6 8.6 6.7
31.2 25.6 37.6 36.2 8.5 83
33.9 29.5 29.6 31.4 ----;IT 12.3
I 38.7 34.0 29.8 30.8 113 117
36.5 30.8 29.6 30.8 9.4 10.8
28.1 25.9 F 26.9 263 12.6 133
October 15, 2008
Non-Family Households
livinq Alone
1990 2000
1,097 1,408
427 532
122 160
219 237
96 128
106 141
40 72
97 170
31 44
48 60
2,283 2,952
7,927 13,374
3,480 4,958
238,122 303,050
220 243
323 34.8
13.8 13.4
29.5 31 1
117 12.7
15.9 15.2
63 8.6
23.9 26.8
103 8.9
20.5 23.6
20.8 22.0
16.1 18.7
19.7 21.2
24.8 26.7
Roommates
1990 2000
234 274
66 74
39 54
43 37
34 36
26 47
17 25
35 74
7 12
5 16
506 649
2,042 3,423
842 1,506
73,090 89,262
4.7 4.7
5.0 4.8
4.4 4.5
5.8 4.8
4.1 3.6
3.9 5.1
2.7 3.0
8.6 117
23 2.4
2.1 63
4.6 4.8
4.1 4.8
4.8 6.4
7.6 7.9
Chanqe 1990-2000 I
No. Pet. No. Pet. No. Pet. No. Pet. No. Pet. No. Pet.
-
815 16.4% -27 -17% 336 242% 155 240% 311 28.4% 40 171%
206 156% "0 0.0% 43 130% 50 28.7% 105 246% 8 121%
308 34.8% 58 156% 155 520% 42 778% 38 311% 15 385%
20 2.7% -19 -118% -16 -6.4% 43 60.6% 18 82% -6 -140%
187 228% 28 78% 104 380% 21 362% 32 333% 2 59%
259 388% 61 245% 108 50.0% 34 479% 35 330% 21 80.8%
194 30.4% 36 112% 112 50.5% 6 154% 32 80.0% 8 471%
229 56.4% 16 131% 30 330% 71 116.4% 73 753% 39 1114%
190 629% 80 580% 85 850% 7 269% 13 419% 5 71.4%
20 85% -8 -110% 4 45% 1 5.0% 12 250% 11 2200%
2,428 22.1% 225 6.0% 961 29.5% ---:rro 35.2% 669 29.3% 143 28.3%
22,216 451% 5,249 275% 7,340 50.0% 2,799 50.5% 5,447 68.7% 1,381 676%
5,772 32.7% 767 119% 1,984 380% 879 530% 1,478 425% 664 789%
176,445 18.4% 24,285 90% 40,711 158% 30,349 251% 64,928 273% 16,172 221%
, Single-parent families
Sources: US Census Bureau; Bonestroo, Inc.
Page 75
3 rd Draft
Number of Persons
Stillwater
Oak Park Heights
St. Joseph. WI (town)
Bayport
May Twp.
Somerset. WI (town)
Stillwater Twp.
Somerset. WI (village)
Bay town Twp.
Marine on St. Croix
Subtotal
Washington County
St. Croix County (WI)
Twin Cities Metro Area 1
Percent of Total
Stillwater
Oak Park Heights
St. Joseph. WI (town)
Bayport
May Twp.
Somerset. WI (town)
Stillwater Twp.
Somerset. WI (village)
Bay town Twp.
Marine on St. Croix
Subtotal
Washington County
St. Croix County (WI)
Twin Cities Metro Area 1
Stillwater
Oak Park Heights
St. Joseph. WI (town)
Bayport
May Twp.
Somerset. WI (town)
Stillwater Twp.
Somerset. WI (village)
Bay town Twp.
Marine on St. Croix
Subtotal
Washington County
St. Croix County (WI)
Twin Cities Metro Area 1
Total Population
1990 2000
13.882 15.143
3.486 3.957
2.657 3.436
3.200 3.162
2.535 2.928
1.975 2.644
2.066 2.553
1.065 1.556
939 1.533
602 602
32,407 37,514
145.896 201.130
50.251 63.155
2.538.834 2.968.806
1000 1000
1000 1000
1000 1000
1000 1000
1000 1000
1000 1000
1000 1000
1000 1000
1000 1000
1000 1000
100.0 100.0
1000 1000
1000 "100.0
1000 1000
Table 4
Age Distribution
Stillwater Study Area
1990 & 2000
Under 5 5 to 17
1990 2000 1990 2000
~
975 991 3.009 3.198
203 234 586 629
239 240 574 765
109 78 267 312
206 158 582 692
160 183 456 585
155 134 506 646
95 145 234 324
64 73 222 409
50 33 98 102
"2:m 2,269 6,534 7,662
12.138 15.346 32.177 43.879
4.140 4.423 10.977 13.194
206.030 212.810 463.405 580.592
7.0 6.5 217 21.1
5.8 5.9 16.8 15.9
9.0 7.0 21.6 22.3
34 2.5 8.3 9.9
8.1 54 230 23.6
8.1 6.9 23.1 21.1
7.5 5.2 24.5 25.3
89 9.3 ' no 20.8
6.8\ 4.8 '236 26.7
8.3 5.5 '16.3 16.9
""""7:0 6.0 20.2 20.4
8.3 7.6 21.1 21.8
8.2 7.0 21.8 20.9
8.1 72 18.3 19.6
18 to 24
1990 2000
1.198 957
363 362
212 170
149 389
177 161
162 164
149 162
125 208
74 90
43 20
2,652 2,683
11)71 13)26
4.286 5.160
260.134 274.068
8.6 6.3
104 9.1
8.0 4.9
4.7 12.3
7.0 5.5
8.2 6.2
7.2 6.3
11.7 134
,7.9 5.9
7.1 3.3
8.2 7.2
8.1 6.8
8.5 8.2
10.2 9.2
October 15, 2008
25 to 54
1990 2000
6.072 6.833
1.648 1.918
1.350 1)40
2.027 1.842
1.234 1.395
927 1.298
1.054 1.197
462 713
444 714
301 273
15,519 17,923
70.614 96.428
22.235 29.267
1.178.947 1.390.853
43.7 45.1
47.3 48.5
50.8 50.6
63.3 58.3
48.7 47.6
46.9 49.1
51.0 46.9
434 45.8
47.3 46.6
50.0 45.3
47.9 47.8
484 47.9
44.2 46.3
464 46.8
55 and Older
1990 2000
2.628 3.164
686 814
282 521
648 541
336 522
270 414
202 414
149 166
135 247
110 174
5,446 6,977
19.196 31)51
8.613 11.111
430.318 510.483
18.9 20.9
19.7 20.6
10.6 15.2
20.3 17.1
13.3 17.8
13.7 15.7
9.8 16.2
14.0 10.7
144 16.1
18.3 28.9
16.8 18.6
13.2 15.8
17.1 17.6
16.9 17.2
ChanQe 1990-2000 I
No. Pet. No. Pet. No. Pet. No. Pet. No. Pet. No. Pet.
f--- -
.261 91% 16 1.6% 189 6.3% -241 -20.1% 761 125% 536 204%
471 \135% 31 15.3% 43 7.3% -1 -0.3% 270 164% 128 18.7%
779 29.3% 1 04% 191 33.3% -42 -198% 390 289% 239 848%
-38 -12% -31 -284% 45 169% 240 161.1% -185 -91% -107 -165%
393 155% -48 -23.3% 110 189% -16 -90% 161 130% 186 554%
669 339% 23 144% 129 28.3% 2 12% 371 40.0% 144 53.3%
487 236% -21 -135% 140 27 .7% 13 8.7% 143 136% 212 105.0%
491 461% 50 526% 90 385% 83 664% 251 54.3% 17 114%
594b 63.3% 9 141% 187 842% 16 216% 270 60.8% 112 830%
0 0.0% -17 -340% 4 4.1% -23 -535% -28 -9.3% 64 582%
5,107 15.8% "'"""13 0.6% 1,128 17.3% ----r; 1.2% 2,404 15.5% 1,531 28.1%
55.234 379% 3.208 264% 11)02 364% 1.955 166% 25.814 366% 12.555 654%
12.904 25.7% 283 68% 2.217 20.2% 874 204% 7.032 316% 2.498 290%
429.972 169% 6.780 3.3% 117.187 25.3% 13.934 54% 211.906 180% 80.165 186%
, Single-parent families
Sources: US Census Bureau; Bonestroo. Inc.
Page 76
3 rd Draft
October 15, 2008
Table S
Recent and Active Condominium Developments
Downtown Stillwater
April 2007
Project Name! Date Total Unsold
location Open Un its Un its
Terra Springs I & II 2004 59
610 & 620 N Main St
Terra Springs III 2005 46 8
630 N Main St
Territorial Place
at Terra Springs
640 N Main St
11
Unit Mix Unit Size
1 - lBR/L 1.084
42 - 2BR 1.106 - 1.515
8 - 2BR/D 1.3 79 - 1.434
8 - 3BR 1.870 - 2.174
4 - lBR 938 - 1.122
1 - lBR/D 1.295 -
37 - 2BR 1.180-1)48
4 - 2BR/D 1.640 - 1)48
- lBR 689
- lBR/D 1.162 - 1.391
- 2BR 1.269 - 1.511
2006
36
Price Range
.:nmj.."!'iW:Ii.
low High Comments
$210 Deveoper: Frauenshuh Sweeney
$ 189 - $ 2 05 Bldg Type: 3- and 4-story bldgs (new construction)
$209 - $215 Absorption: Marketing began Spr .03
6 unit9month during 1st yr of marketing
low High
$227.640
$209.000 - $310.575
$296.485 - $299.000
$398.615 - $456.540
$209.900 - $231.650
$232.950
$239.900 - $379.900
$379.900 -
$224 - $2C6
$180 -
$203 - $217
$232 - $0
Developer:
Bldg Type: 4-story bldg (new construction)
Absorption: Marketing began
$229.000 - $339.000
$339.000 - $425.000
Developer: Bob Engstrom
Bldg Type: 3-story bldg (new construction)
Absorption: Marketing began
$244-$197
$281 - $267
Riverview 2008 37 32
at Terra Springs
650 N Main St
1 - lBR 936 Deveoper: Frauenshuh Sweeney
30 - 2BR 1.320 - 2.030 $399.000 - $625.000 $308 - $302 Bldg Type: 4-story bldg (new construction)
3 - 2BR/D 1.990 - 1.998 $479.000 - $633.548 $317 - $241 Absorption: Marketing began
3 - 3BR 1.977 - 2.633 $621'.000 - $659.000 $250 -$317
31 - 2BR 1.285 - 1)50 $319.000 - $ 759.000 $248 -- $434 Developer: Mark Saliterman
31-2BR/D 1.800 - 2.491 $359.000 - $1.059.000 $425 -$199 Bldg Type: 4-story Condo (new construction)
Absorption: Marketing began Spr .03; 1 unit/month.
12 - lBR 879-1.018 $219.240 - $249.570 $245 - $249 Deveoper: Steve Haglind
31 - lBR/D 1.057 - 1.250 $264.350 - $529.124 $250 - $423 Bldg Type: 4-story Condo (new construction)
41 - 2BR 1.057 - 1)46 $281.322 - $749.900 $266 - $429 Absorption: Marketing began
10 - 2BR/D 1.440 - 1.861 $440.640 - $659.251 $306 - $354
2 - 3BR+ 2,168 - 2.653 $749.426 - $1.095.000 $346 - $413
689 - 2.653 $209.000 - $1.095.000 $180 - $434 I
lofts of Stillwater 2005 62 15
501 N Main St
Stillwater Mills 2006 96 44
350 N Main St
ITotals
336 112
Sources: Project Sales Offices & Webs/tes; Bonestroo
Graph 1
Twin Cities Apartment Vacancy Rates
2001-2007
10%
9% ~ Metro Total
8% _ -- NE Metro
- Equilibrium
7% -
6%
5% -
4%
3%
2% ------------------------------------------------
....
l:
'"
U
'"
>
....
l:
CIJ
U
Qj
c..
1% -------------------------------------------------------
0%
""
,,"
-V
0,"
""
<9
-V
0,"
0,"
""
<}
-V
Source: GV A Marquette Advisors, Apartment Trends
""
,,~
-V
0,"
""
<')
-V
0,"
0,"
""
~
-V
""
,,'0
-V
Page 77
3 rd Draft
October 15, 2008
Graph 2
Twin Cities Average Rental Rates
2001-2007
$900
$850 . . . . . . . . . . .~
............
$800
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -~
.......... .
/.........---........
-..... - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - --
$750
$700
$650
$600
~ ~ g ~ ~ ~ g ~ ~ ~ g ~ ~ ~ g ~ ~ ~ g ~
N M ~ ~
00000
~ ~ ~ ~ ~
9' ~ g ~ 9' ~
'" e-
o 0
~ ~
I ~Metro Total _NE Metro -'-5tillwater I
Source: GVA Marquette Advisors, Apartment Trends
Graph 3
Age and Size of Rental Properties
Downtown Stillwater
2000
350
300
VI 250
.'!:
s:::
=> 200
-
0
...
Q) 150
..c
E
:::::I
:z 100
50
0
_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _I Building Size 1- - --
o 1 to 4 Units
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -.5 to 19 Units - - --
020+ Units
40+ years
20 to 40 years
Age of Building
<20 years
Source: u.S. Census
Page 78
3 rd Draft
24%
October 15, 2008
Graph 4
Twin Cities Office Vacancy Rate
1997-2007
20% - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - !8~9Jo_ -18.3% - - - - - - - - - - - - - - - -
17.0%
.... 16%
<:
co
u
co
:: 12%
<:
<II
~
<II
c.. 8%
_l~.~O~ _ _14.7%
6.7%
7.2%
4% ---------------------------------------------------------
0%
Source: United Properties, July 2007 Outlook
1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007
70%
60%
VI
<II 50%
VI
VI
<II
C
VI 40%
:::l
CQ
-
0 30%
-
c
<II
u 20%
Qj
c..
10%
0%
Graph 5
Business Size
by Number of Employees
2005
D Stillwater
------------------------------------
. Metro
1-4
5-9 10-19 20-49
Number of Employees
50+
Source: U.S. Census, 2005 County Business Patterns
Page 79
3 rd Draft
October 15, 2008
Implementation
To implement the Local Economy and Tourism section of the Downtown Framework
Plan, the city will consider the following implementation measures:
To promote and maintain the downtown as a central focus for community economic and
cultural activity, the City of Stillwater will:
. Use tax increment financing to assist major new investment downtown
. Encourage downtown as a relocation destination for successful businesses
. Encourage small, locally owned, businesses particularly in the downtown
. Promote office and service job locations in and around the downtown
To promote tourism consistent with retaining Stillwater's unique natural resources and
historic and architectural character, the City of Stillwater will:
. Work with the Stillwater Area Chamber of Commerce and Convention and
Visitors Bureau in promoting downtown activities and improvements
.
Support year around activities that enliven the downtown public and cultural life
Maintain public facilities so that the downtown is an attractive place to visit
Consider establishing incentive programs for rehabilitation of older buildings
Continue to use design review guidelines and processes to ensure new
development and renovations consistent with the historic character of the
downtown
Construct a new public p~rking ramp'Downtown Stillwater for employees and
visitors
Support the~powQtown Parking Commission, as advisory group, for managing
dowptown parking'~
.
.
.
.
.
Page 80
3 rd Draft
October 15, 2008
IV. IMPLEMENTATION & PHASING OF PUBLIC IMPROVEMENTS
The best plans are of little value if they are not implemented. Maintaining a vital
downtown and implementing the opportunities outlined in this Downtown Stillwater
Framework Plan is dependent upon continuous proactive leadership of the community
and an orchestrated collaboration amongst city officials and departments, county and
regional governing authorities, the business community, Chamber of Commerce, other
civic organizations and developers.
The approach to sustaining and enhancing Stillwater's downtown as a vital place to live,
work, and play focuses on:
Design and Planning Tools
Community Organization and Promotion
Public Improvements
A. Design and Planning Tools
A primary goal of the Framework Plan is to reinforce Stillwater's rivertown "sense of
place." The design of the streetscape, buildings, signs, open spaces,and
landscaping, must all work together to reinforce a strong, cohesive and memorable
identity. Currently, the 2006 Design Manual for the Commercial Historic District is a
strong design tool that fosters buildings reflecting the historic character desired by
the community.
To bolster the design guidelines we recommen'Cl considering amendments that
address the following:
. Site PlanninQ and ret1ining wall treatments
. Parking Lot Edge Treatments
. Stormwater Treatment
. Sustainable Building Practices
., Parking Structures
. Landscape/streetscape treatments
B. Community Organization and Promotion
Key to long term success is organizing a diverse group of people to achieve the work
tasks, build public/private partnerships, foster ongoing leadership, program events
and promotions, and provide a voice for Downtown Stillwater.
Downtown Chamber of Commerce Vision
Concurrently with this comprehensive planning process the Downtown Stillwater
Chamber of Commerce has prepared their Downtown Stillwater Vision Plan. This
plan includes strategies for economic development, design, community organization
and promotion. This group is committed to the downtown area and will act as an
advocacy group to coordinate promotional campaigns and small projects. The
Chamber has also expressed interest in forming public/private partnerships to
implement short term seed projects such as: temporary and long term public art
Page 81
3 rd Draft
October 15, 2008
projects, landscaping, short term streetscape enhancements and landscaping,
banners, arts competitions, rotating sculpture with Art Reach Alliance & others.
C. Public Improvements
The public improvements associated with the overall vision will act as a catalyst for
reinvestment, and represent a positive step toward ensuring a vital long-term climate
for living, working and playing in Downtown Stillwater.
Implementation Strategies and Phasing: Figure 50 outlines a prioritized list of
short, mid, and long-term public projects with cost estimates, potential funding
sources, and agency responsibilities. Figure 51 illustrates the proposed phasing of
city, county and state projects within the downtown. The following strategies should
be considered for all public improvement projects in order to integrate the
improvements into an ongoing revitalization and coml1)unity building strategy and to
gain the most benefit from streetscapes, parks, and other public amenities:
1. Coordinate Objectives with all City Departments
The planning, engineering, and inspections departments, as well as potential
advisory groups, should refer to the guidelines and associated public/private
improvements and amenities when reviewing individual development proposals
within the downtown area. Each proposed development should comply with the
guidelines, reinforce the desired character of development, and contribute to
creating a cohesive, pedestrian friendly, memorable, and economically viable
place.
Developers should work with city staff and refer to the guidelines within the
Framework Plan - and previous planning studies - prior to generating design
concepts, in order to bett~r understand the overall goals of the community and
, """
how their property fits into the contexto.f the framework plan and expectations for
public/private amenities.
The guidelines for site planning, building placement, parking lot edge treatments
and landscaping should be referenced during the site design phase of the
project. I?evelopers should also discuss the options for their particular site with
city staff to determine if parking lot edge treatments will be constructed as part of
the site redevelopment or a larger public street improvement project.
2. Place projects in the Capital Improvement Plans
City departments should refer to the components in this Framework Plan to
coordinate, design, and budget for capital improvements and to define
public/private partnerships to finance and maintain public realm improvements.
City departments should refer to the schematic designs for the individual areas
as a basis from which to develop more detailed plans for construction.
3. Coordinate Staging and Funding
The city should share its redevelopment objectives with the state and county
DOTs and determine schedules for street improvements and potential funding
sources.
4. Coordinate Staging and Funding with Redevelopment Projects
Page 82
3 rd Draft
October 15, 2008
5. Define a Maintenance Strategy for Each Project
The long term maintenance tasks and associated costs are a critical consideration
for the success of public improvements and amenities. A strategy should be created
that defines a funding source, such as a special maintenance assessment district
that assigns responsibility for maintenance of the various streetscape or park
components. Responsibilities may be delegated between the city and county staffs,
property owners, volunteers, or private contractors.
Downtown Stillwater Implementation Steps August. 1 st . 2008
. . . . ! .
Short Term: 2 to 3 years
1. Coordinate Ob'ectives with all CilvCepartments
2. Place pro.ects in Canltallrmrovements Plans
Define pro-ecl costs
Cefine funding sources
3. Coordinate Slaaina and Fundlna
CourlY Road Improvemerls
MnDot
Anny Corp
4. Coordinate Staalna and Fundlna with RedeveloDment
5. Deline Financial & Maintenance Strategy for Each Project
Consider Muri clpal Service District
6. Short Term Pro'eels
Flooa Control 5.000.000 Fed. ASSistance. State Grant 2010 Completion,
Lowell Park Imorovements 1 000 000 Park Reservesl CO Bonds 520.000
Parklno Lot Improvements Clly, Army Corp
Parklna Sfructure at 2nd and Commercial St. 6.000.000 Clly. T1F
TraJ7 Connectbn~ 500.000 Clly. Stete Grent $62.000 2010 Completion. City portion
Commercial Sfreet Pedestrian Plaza 375.000 Cltv Reservesl CO Bonds
Water St,
Public Art StrateQV Community Pro"ect
Mid Term: 3 to 10 yea'"
Myrtle St. MSA
3rd street Streetscape Church
4th street Streetscape MSA
Commercial St.Street.scane
ZeDN Bike Trail County, DNR. Private
L.ana Term: 1OWars: alus
Main SIree1
Mulberrv StreetscaDe
Loop Trail (Aiple Park Mixed Use Trail) State M~igatlon Dollars
Nelson Street
Imorave StaIrs
Chestnut Piaza: Water Slreet to Lift Bridge MnDOT
Public Art
Wayfjnding System Community Pro.ect
Parklna Structure at 2nd and Olive SI. 5.000.000
Source: City of Stl/lNater Cao/allmoro'/ement Prooram 2008-2012
Figure 50. Implementation
Page 83
3 rd Draft
October 15, 2008
Page 84